803 1st St · Talihina, OK 74571

$119,000

3 bd · 1.0 ba · 1,211 sqft · SingleFamily public records · 108 Days on market

Built 1977 10,498 sqft lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Great stater home or rental. 3 bedroom 2 bath brick home close to School and ball-fields.

Key facts

• 0.24 acre lot
• Built 1977
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $108k (9.5% below list).
• Recommended offer: $108k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#360 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F, commute F.
• Talihina (rural): math 7% / reading 13% proficiency, ranked #252 of 270 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Talihina Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 282 students, 0% FRL); Talihina Jhs (math 2% / reading 8%, grade F, #320 of 345 statewide, top 94%, 78 students, 0% FRL); Talihina Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 151 students, 0% FRL) — zoned schools average 0% FRL vs 71% district-wide (71 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $3k appreciation (2.9% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,752 (9.5% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.91% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.69×
• Total profit: $22,950
• Equity at exit: $53,106

10-year hold

• IRR: 14.2%
• Equity multiple: 3.08×
• Total profit: $69,438
• Equity at exit: $81,531

Cash invested: $33,320 (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 74571

• Home prices YoY: 1.3%
• Active inventory: 31
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $142

Break-even live

Break-even rent $898

Max offer price $119,000

Occupancy floor 82%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2025-04-02
   soldstatus $105,000
2. 2025-03-14
   status Pending
3. 2025-02-11
   price $119,000
4. 2024-11-26
   listed $129,000 Active
5. 1998-01-07
   soldstatus $29,000

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$644/yr (+$54/mo · 150.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,930
• − Mortgage interest: −$6,666
• − Property taxes: −$427
• − Insurance: −$595
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,462
• Taxable loss: −$288
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $1,773/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: Talihina
• NCES district ID: 4029400
• Math proficiency: 7% ▼ -3.00%
• Reading proficiency: 13% ▼ -11.00%
• Median HH income: $30,614
• Composite: 7.75/100
• National rank: #9937
• State rank: #252 of 270 in OK

Livability — Talihina

• Score: 60/100
• State rank: #360
• US rank: #19187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Talihina, OK
• Population (ZIP): 3,291

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 57% Native American 27% Two or more races 10% Asian 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Vietnam
• Languages at home: 94% English-only · Vietnamese 2% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.94%
• Current HPI: 228.518
• 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

+262.1% since first listed

5 events — show timeline

• 2025-04-02 Sold (Public Records) $105,000 Public Records
• 2025-03-14 Pending — WRVBOR
• 2025-02-11 Price Changed $119,000 WRVBOR
• 2024-11-26 Listed $129,000 WRVBOR
• 1998-01-07 Sold (Public Records) $29,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $427 · +4.9% YoY. Source: county tax records.