101 N Brook St · Gans, OK 74936

$164,900

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 135 Days on market

Built 1968 0.33 ac lot Est $188k · 12% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +13.1/15.0
• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.8/10.0

Listing remarks

Welcome home to this beautifully remodeled 3-bedroom, 2-bath brick home offering 1,256 sq ft of comfortable living. Fresh updates throughout include new paint, flooring, cabinets, and new windows, giving the home a bright, modern feel. Situated on a spacious corner lot, this property also features a nice storm shelter for added peace of mind. Move-in ready and full of charm—don’t miss this one!

Key facts

• Spacious corner lot
• Storm shelter
• Remodeled brick home

Tags

• REMODELED BRICK HOME
• SPACIOUS CORNER LOT
• STORM SHELTER

Property features AI

Exterior

• Parking: Attached carport; Carport (1 covered space); Gravel parking
• Utilities: Public water; Sewer available; Electricity available; Natural gas available; Water available
• Home design: Single family residence; One story; House
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a single-story house
• Exterior features: Covered patio/porch; No fencing; Cleared lot; Corner lot; Level lot; Public maintained road access

Interior

• Kitchen: Dishwasher; Range
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (32.4% below list).
• Recommended offer: $111k (32.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#105 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Gans (rural): math 20% / reading 25% proficiency, ranked #379 of 513 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gans Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 239 students, 0% FRL); Gans Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 107 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $165k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,483 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $188,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Cherokee St	0.26mi	3/1.0	1,136 (-10%)	14mo	$170,000	$150	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.81×
• Total profit: $83,470
• Equity at exit: $148,555

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $250,562
• Equity at exit: $320,364

Cash invested: $46,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74936

• Home prices YoY: 3.7%
• Active inventory: 11
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-98

Break-even live

Break-even rent $1,239

Max offer price $147,544

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-52	+0% $-98	+5% $-145	+10% $-192
Rent	-10% $-186	-5% $-142	+0% $-98	+5% $-54	+10% $-10
Rate	-1.0pp $-15	-0.5pp $-56	base $-98	+0.5pp $-141	+1.0pp $-184

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $164,900 Active 135 DOM
2. 2026-06-21
   days on market $164,900 Active 134 DOM
3. 2026-06-18
   days on market $164,900 Active 132 DOM
4. 2026-06-17
   days on market $164,900 Active 131 DOM
5. 2026-06-16
   days on market $164,900 Active 130 DOM
6. 2026-06-15
   days on market $164,900 Active 129 DOM
7. 2026-06-13
   days on market $164,900 Active 127 DOM
8. 2026-06-12
   days on market $164,900 Active 126 DOM
9. 2026-06-09
   days on market $164,900 Active 123 DOM
10. 2026-06-08
    days on market $164,900 Active 122 DOM
11. 2026-06-08
    days on market $164,900 Active 121 DOM
12. 2026-06-05
    days on market $164,900 Active 119 DOM
13. 2026-06-04
    days on market $164,900 Active 117 DOM
14. 2026-06-02
    days on market $164,900 Active 116 DOM
15. 2026-06-01
    days on market $164,900 Active 115 DOM
16. 2026-05-31
    days on market $164,900 Active 114 DOM
17. 2026-05-05
    price $164,900
18. 2026-04-02
    price $169,000
19. 2026-02-07
    listed $175,000 Active
20. 2010-06-04
    soldstatus $68,500
21. 2004-02-13
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $546 · $46/mo
• Projected year-2 tax: $1,484 · $124/mo
• Expected delta: +$938/yr (+$78/mo · 171.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,378
• − Mortgage interest: −$9,237
• − Property taxes: −$546
• − Insurance: −$824
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$4,797
• Taxable loss: −$4,167
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $-179/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gans
• NCES district ID: 4012390
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $39,614
• Composite: 22.13/100
• National rank: #13526
• State rank: #379 of 513 in OK

Livability — Gans

• Score: 66/100
• State rank: #105
• US rank: #11429

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gans, OK
• Population (ZIP): 1,338

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 58% Native American 24% Two or more races 13% Hispanic / Latino 4% Black 2%
• Common ancestry: Serbian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.24%
• Current HPI: 315.2615
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+135.6% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $164,900 WRVBOR
• 2026-04-02 Price Changed $169,000 WRVBOR
• 2026-02-07 Listed $175,000 WRVBOR
• 2010-06-04 Sold (Public Records) $68,500 Public Records
• 2004-02-13 Sold (Public Records) $70,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $546 · -3.0% YoY. Source: county tax records.