103355 S 3350 Rd · McLoud, OK 74851

$85,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily · 133 Days on market

Built 1965 1.00 ac lot ↓ 24% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Wonderful opportunity to own this "Fixer Upper" and make it your own. This 3 bed 1 bath 2 car attached garage brick home on 1 full acre may be the one you have been looking for. This home overlooks a beautiful pond and surrounded by nature! Less than a mile from the highway for quick access.

Key facts

• Attached garage
• Surrounded by nature
• Beautiful pond

Tags

• ATTACHED GARAGE
• BEAUTIFUL POND
• SURROUNDED BY NATURE

Property features AI

Finance

• Other: Livestock allowed; Located on approximately 1 acre
• Financial info: Offered as-is; acceptable financing: Cash or Conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance indicated
• Home design: Single family residence; One level; Residential property
• Construction: Brick construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered patio; Interior lot

Interior

• Kitchen: Built-in electric range; Built-in electric oven
• Bedrooms: 3 bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Wood flooring; No fireplace; One living area; One dining area; Existing property (not new construction)
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.5% in McLoud — 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 (#205 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• White Rock (rural): math 11% / reading 20% proficiency, ranked #454 of 513 in OK (top 88%) — 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: White Rock Public School (math 2% / reading 12%, grade F, #755 of 845 statewide, top 90%, 143 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: 140 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 $1k of equity ($588 loan paydown + $431 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.39% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.44%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.91×
• Total profit: $21,612
• Equity at exit: $26,860

10-year hold

• IRR: 22.1%
• Equity multiple: 3.55×
• Total profit: $60,779
• Equity at exit: $34,081

Cash invested: $23,800 (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 74851

• Home prices YoY: 0.2%
• Active inventory: 140
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $346

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 133 DOM
2. 2026-06-17
   days on market $85,000 Active 132 DOM
3. 2026-06-16
   days on market $85,000 Active 131 DOM
4. 2026-06-15
   days on market $85,000 Active 130 DOM
5. 2026-06-13
   days on market $85,000 Active 128 DOM
6. 2026-06-12
   pricedays on market $85,000 Active 127 DOM
7. 2026-06-09
   days on market $95,000 Active 124 DOM
8. 2026-06-08
   days on market $95,000 Active 123 DOM
9. 2026-06-08
   days on market $95,000 Active 122 DOM
10. 2026-06-05
    days on market $95,000 Active 120 DOM
11. 2026-06-04
    days on market $95,000 Active 118 DOM
12. 2026-06-02
    days on market $95,000 Active 117 DOM
13. 2026-06-01
    days on market $95,000 Active 116 DOM
14. 2026-05-31
    days on market $95,000 Active 115 DOM
15. 2026-05-05
    price $95,000
16. 2026-04-07
    price $105,000
17. 2026-03-04
    price $115,000
18. 2026-02-05
    listed $125,000 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $14,178
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,473
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,437/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: White Rock
• NCES district ID: 4032640
• Math proficiency: 11% ▬ 0.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $46,072
• Composite: 17.22/100
• National rank: #14168
• State rank: #454 of 513 in OK

Livability — McLoud

• Score: 63/100
• State rank: #205
• US rank: #15244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,161
• Population (ZIP): 11,161

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 (69%)
• Race & ethnicity: White 69% Two or more races 13% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% German/W. Germanic 1%

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: ▲ 0.51%
• Current HPI: 310.5251
• 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

-24.0% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $95,000 MLSOK
• 2026-04-07 Price Changed $105,000 MLSOK
• 2026-03-04 Price Changed $115,000 MLSOK
• 2026-02-05 Listed $125,000 MLSOK