203 E Green St · Meeker, OK 74855

$150,000

3 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 126 Days on market

Built 1976 0.33 ac lot Est $188k · 20% under

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Why this score? — see what drove the C 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 +14.6/30.0
• Appreciation +9.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Come and take a look at this charming and well-maintained home in Meeker! The combination of modern updates, a large lot, and convenient location right off Highway 18 and near a park and walking trail makes it quite appealing. The fact that it includes a big dry storm shelter is a great bonus, especially in areas where severe weather can be a concern. With a recent roof replacement and a new insulated garage door, it seems ready for immediate occupancy without needing any major repairs. Perfect for someone looking for a cozy, move-in-ready 2-bedroom, 1-bath home.

Key facts

• Large city lot
• Storage building
• Near city park

Tags

• LARGE CITY LOT
• INGROUND STORM SHELTER
• STORAGE BUILDING
• EASY ACCESS TO TRAILS
• NEAR CITY PARK

Property features AI

Finance

• Other: Homestead exempt; Below-ground storm shelter
• Financial info: Listing offered as-is; Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Electricity available; Natural gas available; Public water/sewer
• Home design: Single family residence; One story; Property faces north; Existing property
• Construction: Frame construction; Composition roof (replaced/updated 2023); Slab foundation
• Exterior features: Outbuildings; Chain link fencing; Interior lot

Interior

• Kitchen: Free‑standing gas range; Free‑standing gas oven
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; No fireplace; No formal study/office; No in-law plan indicated
• Laundry & utility: Utilities: Electricity available, Natural gas available, Public

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $35 ($420/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.4% below list).
• Recommended offer: $125k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.2% in Meeker — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#210 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment D-.
• Meeker (rural): math 19% / reading 28% proficiency, ranked #123 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meeker Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 342 students, 0% FRL); Meeker Ms (math 12% / reading 27%, grade F, #167 of 345 statewide, top 51%, 162 students, 0% FRL); Meeker Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 209 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 55 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.0% local appreciation)).
• At projected returns (8.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,332 (16.4% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $188,375
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 W Green St	0.15mi	4/2.0 (+1)	1,383 (+1%)	3mo	$155,000	$112	80
200 E Green St	0.03mi	3/1.0	1,578 (+15%)	4mo	$160,000	$101	71
122 W Decker	0.22mi	3/2.0	1,255 (-9%)	5mo	$195,000	$155	67
701 Johnson St	0.57mi	4/2.0 (+1)	1,362 (-1%)	2mo	$80,000	$59	61
305 Red Hill Rd	0.56mi	2/2.0 (-1)	1,456 (+6%)	13mo	$200,000	$137	44
716 Johnson St	0.61mi	3/2.0	1,204 (-12%)	14mo	$194,000	$161	35

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

Projected returns pro-forma

7.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.52×
• Total profit: $63,705
• Equity at exit: $113,656

10-year hold

• IRR: 19.1%
• Equity multiple: 5.36×
• Total profit: $183,100
• Equity at exit: $225,317

Cash invested: $42,000 (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 74855

• Home prices YoY: 2.7%
• Active inventory: 55
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $35

Break-even live

Break-even rent $1,209

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $77	+0% $35	+5% $-7	+10% $-50
Rent	-10% $-64	-5% $-14	+0% $35	+5% $85	+10% $134
Rate	-1.0pp $111	-0.5pp $73	base $35	+0.5pp $-4	+1.0pp $-43

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $150,000 Active 126 DOM
2. 2026-06-21
   days on market $150,000 Active 125 DOM
3. 2026-06-19
   days on market $150,000 Active 123 DOM
4. 2026-06-18
   days on market $150,000 Active 122 DOM
5. 2026-06-17
   days on market $150,000 Active 121 DOM
6. 2026-06-16
   days on market $150,000 Active 120 DOM
7. 2026-06-15
   days on market $150,000 Active 119 DOM
8. 2026-06-14
   days on market $150,000 Active 117 DOM
9. 2026-06-12
   days on market $150,000 Active 116 DOM
10. 2026-06-09
    days on market $150,000 Active 113 DOM
11. 2026-06-08
    days on market $150,000 Active 112 DOM
12. 2026-06-07
    days on market $150,000 Active 111 DOM
13. 2026-06-05
    days on market $150,000 Active 108 DOM
14. 2026-06-03
    days on market $150,000 Active 107 DOM
15. 2026-06-02
    days on market $150,000 Active 106 DOM
16. 2026-06-01
    days on market $150,000 Active 105 DOM
17. 2026-05-31
    days on market $150,000 Active 104 DOM
18. 2026-05-30
    days on market $150,000 Active 103 DOM
19. 2026-02-16
    listed $150,000 Active
20. 2024-09-03
    soldstatus $140,000
21. 2024-08-29
    soldstatus $140,000 Closed 569-char remark

    Show marketing remark (569 chars)

    Come and take a look at this charming and well-maintained home in Meeker! The combination of modern updates, a large lot, and convenient location right off Highway 18 and near a park and walking trail makes it quite appealing. The fact that it includes a big dry storm shelter is a great bonus, especially in areas where severe weather can be a concern. With a recent roof replacement and a new insulated garage door, it seems ready for immediate occupancy without needing any major repairs. Perfect for someone looking for a cozy, move-in-ready 2-bedroom, 1-bath home.

22. 2024-08-11
    status Pending 569-char remark

    Show marketing remark (569 chars)

    Come and take a look at this charming and well-maintained home in Meeker! The combination of modern updates, a large lot, and convenient location right off Highway 18 and near a park and walking trail makes it quite appealing. The fact that it includes a big dry storm shelter is a great bonus, especially in areas where severe weather can be a concern. With a recent roof replacement and a new insulated garage door, it seems ready for immediate occupancy without needing any major repairs. Perfect for someone looking for a cozy, move-in-ready 2-bedroom, 1-bath home.

23. 2024-08-08
    listed $149,900 Active 569-char remark

    Show marketing remark (569 chars)

    Come and take a look at this charming and well-maintained home in Meeker! The combination of modern updates, a large lot, and convenient location right off Highway 18 and near a park and walking trail makes it quite appealing. The fact that it includes a big dry storm shelter is a great bonus, especially in areas where severe weather can be a concern. With a recent roof replacement and a new insulated garage door, it seems ready for immediate occupancy without needing any major repairs. Perfect for someone looking for a cozy, move-in-ready 2-bedroom, 1-bath home.

24. 2012-04-30
    soldstatus $68,000
25. 2012-04-25
    soldstatus $67,900 145-char remark

    Show marketing remark (145 chars)

    This house has been remodeled in the past 3 years. new paint, carpet, tile central heat and air, etc. etc. etc. Come look and see this dollhouse.

26. 2011-12-07
    listed $69,900 145-char remark

    Show marketing remark (145 chars)

    This house has been remodeled in the past 3 years. new paint, carpet, tile central heat and air, etc. etc. etc. Come look and see this dollhouse.

27. 2008-08-20
    soldstatus $50,000

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$78/yr (+$6/mo · 6.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,040
• − Mortgage interest: −$8,402
• − Property taxes: −$1,272
• − Insurance: −$750
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$4,364
• Taxable loss: −$2,155
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $937/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: Meeker
• NCES district ID: 4019680
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $48,708
• Composite: 20.66/100
• National rank: #8537
• State rank: #123 of 270 in OK

Livability — Meeker

• Score: 63/100
• State rank: #210
• US rank: #15435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meeker, OK
• Population (ZIP): 4,292

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 13% Native American 6% Hispanic / Latino 5% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 1% American 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.97%
• Current HPI: 303.8343
• 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

+200.0% since first listed

9 events — show timeline

• 2026-02-16 Listed $150,000 MLSOK
• 2024-09-03 Sold (Public Records) $140,000 Public Records
• 2024-08-29 Sold (MLS) $140,000 MLSOK
• 2024-08-11 Pending — MLSOK
• 2024-08-08 Listed $149,900 MLSOK
• 2012-04-30 Sold (Public Records) $68,000 Public Records
• 2012-04-25 Sold (MLS) $67,900 MLSOK
• 2011-12-07 Listed $69,900 MLSOK
• 2008-08-20 Sold (Public Records) $50,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,272 · +60.4% YoY. Source: county tax records.