411 S Muskogee Ave · Okmulgee, OK 74447

$53,000

3 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 61 Days on market

Built 1920 7,000 sqft lot Est $48k · 11% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks

Very nice 1 bedroom 1 bath home within walking distance of grocery store - large laundry room - could be also used for bedroom/den. Vinyl floors/title throughout, Roof is approx 7 yrs old, HWH - 1-2 years, A/C 2 yrs, Heaters are new, newer toilet. Complete with shed & garage, with entry from alley - completely fenced in. Seller to pay $1500 of buyers closing costs for property.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Wood siding and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Concrete driveway; Chain-link fencing; Shed(s); Mature trees on the lot; Faces west

Interior

• Kitchen: Country-style kitchen (first level); Oven; Range
• Bedrooms: Master bedroom (first level); Additional bedroom (first level)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: One full bathroom (hall/full, first level)
• Heating & cooling: Gas heating; Window-unit cooling
• Interior features: Aluminum frame and casement windows; Other interior features; Crawlspace basement
• Laundry & utility: Washer; Dryer; Utility room off the garage (first level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 7.6% in Okmulgee — 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 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $49,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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. 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: 2.08% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.06%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $47,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 E 9th St	0.35mi	2/1.0 (-1)	1,200 (+0%)	11mo	$123,000	$103	69
701 S Muskogee Ave	0.20mi	2/1.0 (-1)	1,133 (-5%)	14mo	$148,000	$131	65
706 S Chickasaw Ave	0.49mi	3/2.0	1,242 (+4%)	3mo	$191,500	$154	64
414 E 12th St	0.21mi	2/1.0 (-1)	1,106 (-7%)	17mo	$35,000	$32	59
705 S Muskogee Ave	0.22mi	2/1.0 (-1)	1,080 (-10%)	12mo	$155,000	$144	59
821 S Lake Ave	0.72mi	3/1.0	1,164 (-2%)	4mo	$25,000	$21	58
716 E 12th St	0.32mi	2/2.0 (-1)	1,138 (-5%)	16mo	$27,500	$24	55
805 E 13th St	0.38mi	2/1.0 (-1)	1,108 (-7%)	13mo	$35,000	$32	54
706 E 13th St	0.35mi	2/1.0 (-1)	1,088 (-9%)	15mo	$37,500	$34	51
600 Moreland Rd	0.60mi	2/1.0 (-1)	1,312 (+10%)	8mo	$141,000	$107	44
905 S Creek Ave	0.41mi	2/1.0 (-1)	1,020 (-15%)	10mo	$30,000	$29	43
409 E 20th St	0.67mi	3/1.0	1,112 (-7%)	18mo	$45,000	$40	43

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: 41.0%
• Equity multiple: 2.76×
• Total profit: $26,109
• Equity at exit: $7,902

10-year hold

• IRR: 47.2%
• Equity multiple: 5.54×
• Total profit: $67,390
• Equity at exit: $4,582

Cash invested: $14,840 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 147
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$278
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $545

Break-even live

Break-even rent $412

Max offer price $53,000

Occupancy floor 46%

Sensitivity live

Price	-10% $575	-5% $560	+0% $545	+5% $530	+10% $515
Rent	-10% $458	-5% $501	+0% $545	+5% $588	+10% $632
Rate	-1.0pp $572	-0.5pp $558	base $545	+0.5pp $531	+1.0pp $517

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	0.20mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	24d	1	0.20mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	24d	1	0.20mi
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	15d	1	0.85mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	4d	1	0.87mi

Listing history 16 events

1. 2026-06-21
   days on market $53,000 Active 61 DOM
2. 2026-06-18
   days on market $53,000 Active 59 DOM
3. 2026-06-17
   days on market $53,000 Active 58 DOM
4. 2026-06-16
   days on market $53,000 Active 57 DOM
5. 2026-06-15
   days on market $53,000 Active 56 DOM
6. 2026-06-13
   days on market $53,000 Active 54 DOM
7. 2026-06-12
   days on market $53,000 Active 53 DOM
8. 2026-06-09
   days on market $53,000 Active 50 DOM
9. 2026-06-08
   days on market $53,000 Active 49 DOM
10. 2026-06-08
    days on market $53,000 Active 48 DOM
11. 2026-06-07
    days on market $53,000 Active 47 DOM
12. 2026-06-04
    days on market $53,000 Active 44 DOM
13. 2026-06-02
    days on market $53,000 Active 43 DOM
14. 2026-06-01
    days on market $53,000 Active 42 DOM
15. 2026-05-31
    days on market $53,000 Active 41 DOM
16. 2026-04-20
    listed $53,000 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: $309 · $26/mo
• Projected year-2 tax: $477 · $40/mo
• Expected delta: +$168/yr (+$14/mo · 54.4%)

ⓘ 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 · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,225
• − Mortgage interest: −$2,969
• − Property taxes: −$309
• − Insurance: −$265
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$1,542
• Taxable income: $6,025
• Est. tax owed @ 24.0%: −$1,446
• After-tax cash flow: $5,093/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

1 event — show timeline

• 2026-04-20 Listed $53,000 MLS Technology, Inc.

Property tax history

+4.7%/yr

Latest (2025): $309 · +6.6% YoY. Source: county tax records.