56311 59 · Cloud Creek, OK 74338

$269,000

3 bd · 2.0 ba · 1,807 sqft · SingleFamily public records · 120 Days on market

Built 2001 0.46 ac lot Est $383k · 30% 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).

• Cash flow +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Beautiful all-brick home offering 1,807 sq ft of comfortable living space with an open layout designed for both everyday living and entertaining. The heart of the home is a beautiful kitchen featuring an island, ample workspace, and seamless flow into the main living areas. This 3-bedroom, 2-bath home sits on an almost half-acre lot and includes a fully fenced backyard, providing privacy and room to relax or play. Enjoy the convenience of a prime location just minutes from the highway. A long gravel driveway offers plenty of parking. Solid construction, functional design, and a great location make this home a must-see.

Key facts

• Long gravel driveway
• Open layout
• All brick home

Tags

• ALL BRICK HOME
• OPEN LAYOUT
• KITCHEN FEATURING AN ISLAND
• FULLY FENCED BACKYARD
• PRIME LOCATION
• LONG GRAVEL DRIVEWAY

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Septic tank; Well water
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick and block construction; Year built per public records
• Exterior features: Covered porch; Privacy fencing; No additional exterior features listed

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Microwave
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Vinyl windows; Insert fireplace
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $236k (12.4% below list).
• Recommended offer: $236k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#181 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Colcord (rural): math 22% / reading 26% proficiency, ranked #135 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $140k; list at $269k implies a 92% 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 $235,723 (12.4% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $383,084
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13865 State Highway 116	0.46mi	3/2.0	1,581 (-12%)	11mo	$335,000	$212	49
57110 59	0.66mi	2/2.0 (-1)	1,914 (+6%)	11mo	$265,000	$138	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.63×
• Total profit: $47,321
• Equity at exit: $120,954

10-year hold

• IRR: 13.2%
• Equity multiple: 2.96×
• Total profit: $147,299
• Equity at exit: $186,405

Cash invested: $75,320 (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 74338

• Active inventory: 36
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,357 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $236

Break-even live

Break-even rent $2,059

Max offer price $269,000

Occupancy floor 85%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $269,000 Active 120 DOM
2. 2026-06-17
   days on market $269,000 Active 119 DOM
3. 2026-06-16
   days on market $269,000 Active 118 DOM
4. 2026-06-15
   days on market $269,000 Active 117 DOM
5. 2026-06-14
   days on market $269,000 Active 115 DOM
6. 2026-06-10
   days on market $269,000 Active 112 DOM
7. 2026-06-09
   days on market $269,000 Active 111 DOM
8. 2026-06-08
   days on market $269,000 Active 110 DOM
9. 2026-06-07
   days on market $269,000 Active 109 DOM
10. 2026-06-05
    days on market $269,000 Active 106 DOM
11. 2026-06-03
    days on market $269,000 Active 105 DOM
12. 2026-06-02
    days on market $269,000 Active 104 DOM
13. 2026-06-01
    days on market $269,000 Active 103 DOM
14. 2026-05-31
    days on market $269,000 Active 102 DOM
15. 2026-05-31
    days on market $269,000 Active 101 DOM
16. 2026-05-11
    price $269,000
17. 2026-05-05
    price $269,000 626-char remark

    Show marketing remark (626 chars)

    Beautiful all-brick home offering 1,807 sq ft of comfortable living space with an open layout designed for both everyday living and entertaining. The heart of the home is a beautiful kitchen featuring an island, ample workspace, and seamless flow into the main living areas. This 3-bedroom, 2-bath home sits on an almost half-acre lot and includes a fully fenced backyard, providing privacy and room to relax or play. Enjoy the convenience of a prime location just minutes from the highway. A long gravel driveway offers plenty of parking. Solid construction, functional design, and a great location make this home a must-see.

18. 2026-02-18
    price $274,900 626-char remark

    Show marketing remark (626 chars)

    Beautiful all-brick home offering 1,807 sq ft of comfortable living space with an open layout designed for both everyday living and entertaining. The heart of the home is a beautiful kitchen featuring an island, ample workspace, and seamless flow into the main living areas. This 3-bedroom, 2-bath home sits on an almost half-acre lot and includes a fully fenced backyard, providing privacy and room to relax or play. Enjoy the convenience of a prime location just minutes from the highway. A long gravel driveway offers plenty of parking. Solid construction, functional design, and a great location make this home a must-see.

19. 2026-02-17
    listed $274,900 Active
20. 2026-01-10
    listed $279,900 Active 626-char remark

    Show marketing remark (626 chars)

    Beautiful all-brick home offering 1,807 sq ft of comfortable living space with an open layout designed for both everyday living and entertaining. The heart of the home is a beautiful kitchen featuring an island, ample workspace, and seamless flow into the main living areas. This 3-bedroom, 2-bath home sits on an almost half-acre lot and includes a fully fenced backyard, providing privacy and room to relax or play. Enjoy the convenience of a prime location just minutes from the highway. A long gravel driveway offers plenty of parking. Solid construction, functional design, and a great location make this home a must-see.

21. 2025-11-16
    historical
22. 2025-10-29
    price $285,000
23. 2025-10-29
    price $285,000
24. 2025-10-08
    price $290,000
25. 2025-10-08
    price $290,000
26. 2025-08-22
    price $295,000
27. 2025-08-22
    price $295,000
28. 2025-06-14
    price $300,000
29. 2025-06-14
    price $300,000
30. 2025-05-16
    listed $319,000 Active
31. 2025-02-24
    soldstatus $140,000
32. 2017-04-12
    soldstatus $104,000
33. 2014-01-17
    soldstatus $68,000
34. 2013-09-30
    listed $79,900
35. 1999-10-12
    soldstatus $24,000

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $2,421 · $202/mo
• Expected delta: +$1,178/yr (+$98/mo · 94.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,287
• − Mortgage interest: −$15,068
• − Property taxes: −$1,243
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$7,825
• Taxable loss: −$1,721
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $3,244/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: Colcord
• NCES district ID: 4008250
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $34,595
• Composite: 19.75/100
• National rank: #8710
• State rank: #135 of 270 in OK

Livability — Cloud Creek

• Score: 64/100
• State rank: #181
• US rank: #14390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloud Creek, OK
• Population (ZIP): 5,306

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 41,302 people
• By 2030: 40,888 · -1.0%
• By 2040: 39,802 · -3.6%
• By 2050: 38,839 · -6.0%
• By 2075: 37,438 · -9.4%
• By 2100: 34,910 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 55% Native American 24% Two or more races 16% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -33.8pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+54.1 2012: R+41.3 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1020.8% since first listed

20 events — show timeline

• 2026-05-11 Price Changed $269,000 MLS Technology, Inc.
• 2026-05-05 Price Changed $269,000 NWARMLS
• 2026-02-18 Price Changed $274,900 NWARMLS
• 2026-02-17 Listed $274,900 MLS Technology, Inc.
• 2026-01-10 Listed $279,900 NWARMLS
• 2025-11-16 Listing Removed — MLS Technology, Inc.
• 2025-10-29 Price Changed $285,000 NWARMLS
• 2025-10-29 Price Changed $285,000 MLS Technology, Inc.
• 2025-10-08 Price Changed $290,000 NWARMLS
• 2025-10-08 Price Changed $290,000 MLS Technology, Inc.
• 2025-08-22 Price Changed $295,000 NWARMLS
• 2025-08-22 Price Changed $295,000 MLS Technology, Inc.
• 2025-06-14 Price Changed $300,000 NWARMLS
• 2025-06-14 Price Changed $300,000 MLS Technology, Inc.
• 2025-05-16 Listed $319,000 MLS Technology, Inc.
• 2025-02-24 Sold (Public Records) $140,000 Public Records
• 2017-04-12 Sold (Public Records) $104,000 Public Records
• 2014-01-17 Sold (MLS) $68,000 NWARMLS
• 2013-09-30 Listed $79,900 NWARMLS
• 1999-10-12 Sold (Public Records) $24,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,243 · +4.3% YoY. Source: county tax records.