402 F St · Stigler, OK 74462

$124,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 121 Days on market

Built 1968 5,294 sqft lot Est $127k · at est.

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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).

• Cash flow +14.9/30.0
• ARV discount +8.2/15.0
• Appreciation +6.9/10.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Charming 3 Bed, 1 Bath Home in the Heart of Stigler Welcome to this well-kept 3 bedroom, 1 bathroom home perfectly situated in the heart of Stigler—just minutes from the elementary school, local shopping, and all the conveniences of town. Built in 1968, this solid full-brick home features a durable metal roof and an all-electric setup, with natural gas supply available if desired. Inside, you’ll find a comfortable layout ready for your personal touch. Whether you’re a first-time buyer, looking to downsize, or searching for a great investment property, this home offers wonderful potential in a highly desirable location. Enjoy small-town living with easy access to everything

Key facts

• Natural gas supply
• Metal roof
• All electric setup

Tags

• FULL BRICK HOME
• METAL ROOF
• ALL ELECTRIC SETUP
• NATURAL GAS SUPPLY
• HIGHLY DESIRABLE LOCATION

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Security: Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: 1 story; Faces north; Slab foundation
• Construction: Brick veneer and wood frame construction; Metal roof; Built (year per public records)
• Exterior features: Covered patio; Patio; Satellite dish; Smoke detector(s); No safety shelter

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Electric oven/range connections
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: High-speed internet; Wired for data; Ceiling fan(s); Insulated windows; Aluminum window frames; Laminate counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $37 ($448/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 $101k (19.4% below list).
• Recommended offer: $101k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Stigler — 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 65/100 on livability (#159 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, amenities F.
• Stigler (town): math 20% / reading 25% proficiency, ranked #151 of 270 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 138 active listings in the ZIP; 10 units permitted in Haskell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (3.8% local appreciation)).
• Haskell County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,656 (19.4% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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: 0.81% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 NW J St	0.32mi	3/2.0	1,215 (+3%)	5mo	$128,000	$105	72
1101 NW 9th St	0.45mi	3/1.5	1,248 (+6%)	2mo	$149,000	$119	65
503 NE 4th St	0.46mi	3/1.5	1,118 (-5%)	9mo	$104,900	$94	61
1006 NW 4th	0.27mi	4/1.0 (+1)	1,350 (+15%)	1mo	$149,000	$110	57
303 NW D St	0.14mi	2/1.0 (-1)	1,346 (+14%)	13mo	$38,000	$28	54
311 N Broadway St	0.27mi	2/1.0 (-1)	1,008 (-14%)	11mo	$48,500	$48	49
503 NW K St	0.37mi	3/2.0	1,300 (+10%)	16mo	$140,000	$108	48
504 NE Tilden St	0.57mi	3/1.0	1,128 (-4%)	23mo	$137,500	$122	47
1102 NW H. St	0.43mi	2/1.0 (-1)	1,053 (-10%)	20mo	$120,000	$114	41
904 9th St	0.37mi	3/2.0	1,352 (+15%)	23mo	$118,000	$87	34

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.66×
• Total profit: $22,946
• Equity at exit: $62,089

10-year hold

• IRR: 12.7%
• Equity multiple: 3.05×
• Total profit: $71,654
• Equity at exit: $100,577

Cash invested: $34,972 (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 74462

• Home prices YoY: 1.9%
• Active inventory: 138
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $37

Break-even live

Break-even rent $959

Max offer price $124,900

Occupancy floor 91%

Sensitivity live

Price	-10% $108	-5% $73	+0% $37	+5% $2	+10% $-33
Rent	-10% $-42	-5% $-2	+0% $37	+5% $77	+10% $117
Rate	-1.0pp $100	-0.5pp $69	base $37	+0.5pp $5	+1.0pp $-28

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $124,900 Active 121 DOM
2. 2026-06-17
   days on market $124,900 Active 120 DOM
3. 2026-06-16
   days on market $124,900 Active 119 DOM
4. 2026-06-15
   days on market $124,900 Active 118 DOM
5. 2026-06-13
   days on market $124,900 Active 116 DOM
6. 2026-06-12
   days on market $124,900 Active 115 DOM
7. 2026-06-09
   days on market $124,900 Active 112 DOM
8. 2026-06-08
   days on market $124,900 Active 111 DOM
9. 2026-06-08
   days on market $124,900 Active 110 DOM
10. 2026-06-07
    days on market $124,900 Active 109 DOM
11. 2026-06-04
    days on market $124,900 Active 106 DOM
12. 2026-06-02
    days on market $124,900 Active 105 DOM
13. 2026-06-01
    days on market $124,900 Active 104 DOM
14. 2026-05-31
    days on market $124,900 Active 103 DOM
15. 2026-02-17
    listed $124,900 Active
16. 2023-08-28
    soldstatus $75,000
17. 2023-08-25
    soldstatus $75,000 Closed
18. 2023-06-02
    status Pending
19. 2023-05-31
    listed $95,000 Active

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$514/yr (+$43/mo · 84.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,079
• − Mortgage interest: −$6,996
• − Property taxes: −$610
• − Insurance: −$624
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$3,633
• Taxable loss: −$1,718
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $860/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: Stigler
• NCES district ID: 4028650
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $37,379
• Composite: 18.77/100
• National rank: #8874
• State rank: #151 of 270 in OK

Livability — Stigler

• Score: 65/100
• State rank: #159
• US rank: #13589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stigler, OK
• Population (ZIP): 7,096

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 12,670 people
• By 2030: 12,462 · -1.6%
• By 2040: 11,962 · -5.6%
• By 2050: 11,354 · -10.4%
• By 2075: 9,621 · -24.1%
• By 2100: 7,478 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 13% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+69.7) · D 14.6% · R 84.2% · Other 1.3%
• 2008→2024 swing: -32.6pp toward R · 2008: -37.0pp · 2024: -69.7pp
• All cycles: 2024: R+69.7 2020: R+67.5 2016: R+59.5 2012: R+44.6 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 201.74
• 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

+31.5% since first listed

5 events — show timeline

• 2026-02-17 Listed $124,900 MLS Technology, Inc.
• 2023-08-28 Sold (Public Records) $75,000 Public Records
• 2023-08-25 Sold (MLS) $75,000 MLS Technology, Inc.
• 2023-06-02 Pending — MLS Technology, Inc.
• 2023-05-31 Listed $95,000 MLS Technology, Inc.

Property tax history

+8.6%/yr

Latest (2025): $610 · -2.9% YoY. Source: county tax records.