109137 S 4762 Rd · Remy, OK 74954

$209,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 69 Days on market

Built 1992 Average condition 1.01 ac lot Est $200k · at est.

---

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).

• Cash flow +12.6/30.0
• Appreciation +6.2/10.0
• ARV discount +5.6/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Beautiful 3-bedroom, 2-bath home on 1 full acre in Shamblin Acres, a highly desirable subdivision just outside the city limits. This property offers the perfect blend of comfort and outdoor enjoyment, featuring an above-ground pool, hot tub, and gazebo—ideal for relaxing or entertaining. Enjoy peaceful neighborhood living with the convenience of being just minutes from town.

Key facts

• Hot tub
• Gazebo
• Above-ground pool

Tags

• ABOVE-GROUND POOL
• HOT TUB
• GAZEBO

Property features AI

Finance

• Other: Property type: Residential single-family; Lot dimensions: 225 x 195 x 225 x 194 (approx. 1.0067 acres); Subdivision: Shamblin Acres

Exterior

• Parking: Attached garage with 2 covered spaces; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas not available
• Home design: Single-family residence; One story; House structure
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built as a single-story house
• Exterior features: Covered patio; Deck; Chain link fencing in front and back yard; Smoke detector(s); Satellite dish; Above-ground pool; Cleared, level, open lot; Paved county road frontage (publicly maintained)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Electric water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-26 ($-316/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (14.1% below list).
• Recommended offer: $180k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#462 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, crime F, amenities F.
• Roland (town): math 18% / reading 21% proficiency, ranked #182 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roland Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 427 students, 0% FRL); Roland Ms (math 8% / reading 12%, grade F, #288 of 345 statewide, top 86%, 195 students, 0% FRL); Roland Hs (math 2% / reading 34%, grade F, #302 of 447 statewide, top 68%, 323 students, 0% FRL) — zoned schools average 0% FRL vs 67% district-wide (67 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.4% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, 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 69 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: 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 $179,500 (14.1% 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 69 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $200,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109111 S 4762	0.07mi	4/2.0 (+1)	1,616 (0%)	14mo	$200,000	$124	80

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

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.28×
• Total profit: $16,618
• Equity at exit: $86,624

10-year hold

• IRR: 8.5%
• Equity multiple: 2.20×
• Total profit: $70,399
• Equity at exit: $128,040

Cash invested: $58,520 (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 74954

• Home prices YoY: 1.1%
• Active inventory: 56
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-26

Break-even live

Break-even rent $1,828

Max offer price $205,194

Occupancy floor 96%

Sensitivity live

Price	-10% $118	-5% $46	+0% $-26	+5% $-99	+10% $-171
Rent	-10% $-168	-5% $-97	+0% $-26	+5% $45	+10% $116
Rate	-1.0pp $79	-0.5pp $27	base $-26	+0.5pp $-80	+1.0pp $-136

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476207 E 1094 Rd Roland, OK	3.0	2.0	1191	$1,795	$1.51	13d	1	0.22mi

Listing history 16 events

1. 2026-06-15
   days on market $209,000 Active 69 DOM
2. 2026-06-14
   days on market $209,000 Active 67 DOM
3. 2026-06-13
   days on market $209,000 Active 66 DOM
4. 2026-06-10
   days on market $209,000 Active 64 DOM
5. 2026-06-09
   days on market $209,000 Active 63 DOM
6. 2026-06-08
   days on market $209,000 Active 62 DOM
7. 2026-06-07
   days on market $209,000 Active 61 DOM
8. 2026-06-03
   days on market $209,000 Active 57 DOM
9. 2026-06-02
   days on market $209,000 Active 56 DOM
10. 2026-06-01
    days on market $209,000 Active 55 DOM
11. 2026-05-31
    days on market $209,000 Active 54 DOM
12. 2026-05-30
    days on market $209,000 Active 53 DOM
13. 2026-05-14
    price $209,000
14. 2026-04-14
    status Active
15. 2026-04-07
    status Pending
16. 2026-03-31
    listed $210,000 Active

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

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 ≥111°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,540
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$6,080
• Taxable loss: −$3,874
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $614/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

This home requires moderate repairs and maintenance, with average condition overall. Upgrades to paint, flooring, and landscaping would significantly enhance its value.

Repairs flagged

• Minor Paint — Some wear on exterior and interior walls
• Minor Flooring — Some wear on tile flooring

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace flooring — Improves comfort and value
• Both Landscaping — Enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear on exterior and interior walls	Minor	$500–3,000
Flooring · Some wear on tile flooring	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace flooring — Improves comfort and value ↑
• Both Landscaping — Enhances curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Roland
• NCES district ID: 4026310
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $37,345
• Composite: 16.28/100
• National rank: #9216
• State rank: #182 of 270 in OK

Livability — Remy

• Score: 57/100
• State rank: #462
• US rank: #21758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,066

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 0.56)
• Race & ethnicity: White 66% Two or more races 13% Native American 13% Black 6% Hispanic / Latino 2%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 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: ▲ 2.37%
• Current HPI: 207.654
• 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

-0.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $209,000 WRVBOR
• 2026-04-14 Relisted — WRVBOR
• 2026-04-07 Pending — WRVBOR
• 2026-03-31 Listed $210,000 WRVBOR