28917 Ranch Ln · Pettit, OK 74451

$179,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 66 Days on market

Built 1965 0.55 ac lot Est $220k · 19% 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 +15.0/15.0
• Cash flow +9.8/30.0
• Appreciation +7.8/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks

Lakeview Cabin Near Pettit Bay on Lake Tenkiller! This 3 bedroom, 2 bathroom Lake Tenkiller cabin offers 1,410 SqFt (per CH) and the perfect opportunity to create your own private lakeview retreat. Overlooking Pettit Bay, the property sits on 0.55 acres M/L with room for boats, lake toys, and outdoor entertaining. Recent exterior updates include a brand-new roof, new exterior lap siding, and fresh paint. Interior improvements feature newer central heat and air, along with updates in the primary bathroom including a new vanity, tub, and toilet. The home is ready for your finishing touches—complete the interior walls and design to match your vision, whether that’s shiplap, rustic

Key facts

• Fresh paint
• Lakeview cabin
• 0.55 acres

Tags

• LAKEVIEW CABIN
• 0.55 ACRES
• NEW ROOF
• NEW EXTERIOR LAP SIDING
• FRESH PAINT
• NEWER CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Lot size approximately 0.55 acres
• HOA & community: Marina in the community; Less than 5 miles to water

Exterior

• Parking: Attached garage (1 car); Carport; Circular driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Septic tank; Rural water
• Home design: Single-story home; Faces west; Slab foundation
• Construction: HardiPlank-type siding; Wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered patio; Patio; Gravel driveway; Mature trees; Boat ramp/lift access to nearby water; Has view

Interior

• Kitchen: Country-style kitchen; Oven; Range
• Bedrooms: Master suite with private bath and separate closets (first level); Additional bedrooms on first level
• Flooring: Tile; Vinyl
• Bathrooms: Two full bathrooms; Hall bathroom with shower only (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Electric oven connection; Electric range connection; Aluminum frame windows; Vinyl windows; Tile flooring; Vinyl flooring; Wood-burning fireplace
• Laundry & utility: Inside utility room (separate); Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (33.0% below list).
• Recommended offer: $120k (33.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#258 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, employment D+.
• Keys (rural): math 39% / reading 40% proficiency, ranked #19 of 270 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.7% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $179k implies a 79% 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 $119,977 (33.0% 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 66 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $219,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29300 Hwy 82 Hwy Lot 119	0.47mi	3/2.0	1,216 (-14%)	4mo	$190,000	$156	48

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

Projected returns pro-forma

5.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.81×
• Total profit: $40,646
• Equity at exit: $108,547

10-year hold

• IRR: 13.1%
• Equity multiple: 3.52×
• Total profit: $126,087
• Equity at exit: $193,499

Cash invested: $50,120 (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 74451

• Home prices YoY: 2.2%
• Active inventory: 145
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-113

Break-even live

Break-even rent $1,343

Max offer price $159,016

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-19
   days on market $179,000 Active 66 DOM
2. 2026-06-18
   days on market $179,000 Active 65 DOM
3. 2026-06-17
   days on market $179,000 Active 64 DOM
4. 2026-06-16
   days on market $179,000 Active 63 DOM
5. 2026-06-15
   days on market $179,000 Active 62 DOM
6. 2026-06-14
   days on market $179,000 Active 60 DOM
7. 2026-06-12
   days on market $179,000 Active 59 DOM
8. 2026-06-09
   days on market $179,000 Active 56 DOM
9. 2026-06-08
   days on market $179,000 Active 55 DOM
10. 2026-06-07
    days on market $179,000 Active 54 DOM
11. 2026-06-05
    days on market $179,000 Active 51 DOM
12. 2026-06-02
    days on market $179,000 Active 49 DOM
13. 2026-06-01
    days on market $179,000 Active 48 DOM
14. 2026-05-31
    days on market $179,000 Active 47 DOM
15. 2026-05-30
    days on market $179,000 Active 46 DOM
16. 2026-04-24
    price $179,000
17. 2026-04-14
    listed $197,500 Active
18. 2026-04-10
    historical
19. 2026-02-27
    listed $197,500 Active
20. 2026-02-27
    historical
21. 2025-12-30
    status Active
22. 2025-12-22
    status Pending
23. 2025-08-29
    listed $197,500 Active
24. 2025-03-06
    historical
25. 2025-02-25
    price $129,900
26. 2025-01-31
    price $132,500
27. 2025-01-23
    listed $137,400 Active
28. 2025-01-22
    historical
29. 2024-12-05
    price $137,400
30. 2024-10-31
    price $138,900
31. 2024-07-24
    listed $139,900 Active
32. 2024-03-31
    historical
33. 2023-12-27
    listed $159,900 Active
34. 2023-05-18
    soldstatus $100,000 Closed
35. 2023-05-18
    soldstatus $100,000
36. 2023-04-17
    status Pending
37. 2023-04-06
    listed $95,000 Active
38. 2010-03-31
    historical
39. 2010-01-16
    listed $69,000
40. 2009-11-23
    historical
41. 2009-05-22
    listed $69,500
42. 2007-03-22
    soldstatus $55,000
43. 2007-03-22
    soldstatus $55,000
44. 2007-02-06
    historical
45. 2006-12-22
    listed $85,000

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,611 · $134/mo
• Expected delta: +$1,039/yr (+$87/mo · 181.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,397
• − Mortgage interest: −$10,027
• − Property taxes: −$572
• − Insurance: −$895
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$5,207
• Taxable loss: −$4,607
• Est. tax savings @ 24.0%: +$1,106
• After-tax cash flow: $-252/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: Keys
• NCES district ID: 4000033
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 40% ▲ 4.00%
• Median HH income: $46,426
• Composite: 33.74/100
• National rank: #5370
• State rank: #19 of 270 in OK

Livability — Pettit

• Score: 62/100
• State rank: #258
• US rank: #16899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pettit, OK
• Population (ZIP): 3,816

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,747 people
• By 2030: 53,481 · +3.4%
• By 2040: 56,503 · +9.2%
• By 2050: 59,370 · +14.7%
• By 2075: 67,178 · +29.8%
• By 2100: 70,900 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 52% Native American 27% Two or more races 20% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+32.6) · D 32.7% · R 65.3% · Other 2.0%
• 2008→2024 swing: -20.4pp toward R · 2008: -12.2pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+29.3 2016: R+27.5 2012: R+14.1 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.65%
• Current HPI: 256.0707
• 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

+110.6% since first listed

30 events — show timeline

• 2026-04-24 Price Changed $179,000 MLS Technology, Inc.
• 2026-04-14 Listed $197,500 MLS Technology, Inc.
• 2026-04-10 Listing Removed — MLS Technology, Inc.
• 2026-02-27 Listing Removed — MLS Technology, Inc.
• 2026-02-27 Listed $197,500 MLS Technology, Inc.
• 2025-12-30 Relisted — MLS Technology, Inc.
• 2025-12-22 Pending — MLS Technology, Inc.
• 2025-08-29 Listed $197,500 MLS Technology, Inc.
• 2025-03-06 Listing Removed — MLS Technology, Inc.
• 2025-02-25 Price Changed $129,900 MLS Technology, Inc.
• 2025-01-31 Price Changed $132,500 MLS Technology, Inc.
• 2025-01-23 Listed $137,400 MLS Technology, Inc.
• 2025-01-22 Listing Removed — MLS Technology, Inc.
• 2024-12-05 Price Changed $137,400 MLS Technology, Inc.
• 2024-10-31 Price Changed $138,900 MLS Technology, Inc.
• 2024-07-24 Listed $139,900 MLS Technology, Inc.
• 2024-03-31 Listing Removed — MLS Technology, Inc.
• 2023-12-27 Listed $159,900 MLS Technology, Inc.
• 2023-05-18 Sold (Public Records) $100,000 Public Records
• 2023-05-18 Sold (MLS) $100,000 MLS Technology, Inc.
• 2023-04-17 Pending — MLS Technology, Inc.
• 2023-04-06 Listed $95,000 MLS Technology, Inc.
• 2010-03-31 Listing Removed — MLS Technology, Inc.
• 2010-01-16 Listed $69,000 MLS Technology, Inc.
• 2009-11-23 Listing Removed — MLS Technology, Inc.
• 2009-05-22 Listed $69,500 MLS Technology, Inc.
• 2007-03-22 Sold (Public Records) $55,000 Public Records
• 2007-03-22 Sold (MLS) $55,000 MLS Technology, Inc.
• 2007-02-06 Listing Removed — MLS Technology, Inc.
• 2006-12-22 Listed $85,000 MLS Technology, Inc.

Property tax history

+1.0%/yr

Latest (2025): $572 · -39.8% YoY. Source: county tax records.