41370 Skelly Rd · Asher, OK 74826

$120,000

3 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 38 Days on market

Built 1998 Est $121k · at est.

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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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.8/15.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3/2 MH on 6 +/- acres. Chicken coop, shop, also has older 3/1 home that is currently not liveable. Corner lot, just outside of Asher city limits. Will be within walking distance of new Pottawatomie grocery store that should be started this summer, 18000+ square feet. No restrictions. Property is 3/4 fenced. We& apos; ll water, septic. Will officially go on market June 1st, currently have renters. FSBO, NO owner finance, NO rent to own.

Key facts

• 3/4 fenced
• Corner lot
• Built 1998

Tags

• CORNER LOT
• 3/4 FENCED

Property features AI

Exterior

• Home design: Single-family property built in 1998; One-story layout
• Construction: Built in 1998
• Exterior features: Located on a 6-acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#59 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Asher (rural): math 30% / reading 35% proficiency, ranked #225 of 513 in OK (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $120,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 E Baker	0.29mi	4/2.0 (+1)	1,536 (+12%)	12mo	$135,000	$88	52

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.40×
• Total profit: $80,670
• Equity at exit: $108,106

10-year hold

• IRR: 26.4%
• Equity multiple: 7.71×
• Total profit: $225,383
• Equity at exit: $233,134

Cash invested: $33,600 (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 74826

• Home prices YoY: 2.9%
• Active inventory: 21
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $241

Break-even live

Break-even rent $913

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $120,000 Active 38 DOM
2. 2026-06-18
   days on market $120,000 Active 37 DOM
3. 2026-06-17
   days on market $120,000 Active 36 DOM
4. 2026-06-16
   days on market $120,000 Active 35 DOM
5. 2026-06-15
   days on market $120,000 Active 34 DOM
6. 2026-06-14
   days on market $120,000 Active 32 DOM
7. 2026-06-12
   days on market $120,000 Active 31 DOM
8. 2026-06-09
   days on market $120,000 Active 28 DOM
9. 2026-06-08
   days on market $120,000 Active 27 DOM
10. 2026-06-07
    days on market $120,000 Active 26 DOM
11. 2026-06-05
    days on market $120,000 Active 23 DOM
12. 2026-06-03
    days on market $120,000 Active 22 DOM
13. 2026-06-02
    days on market $120,000 Active 21 DOM
14. 2026-06-01
    days on market $120,000 Active 20 DOM
15. 2026-05-31
    days on market $120,000 Active 19 DOM
16. 2026-05-30
    days on market $120,000 Active 18 DOM
17. 2026-05-12
    listed $120,000 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: $506 · $42/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$574/yr (+$48/mo · 113.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $14,623
• − Mortgage interest: −$6,722
• − Property taxes: −$506
• − Insurance: −$600
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,491
• Taxable income: $964
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,663/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: Asher
• NCES district ID: 4003300
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $38,268
• Composite: 29.88/100
• National rank: #11686
• State rank: #225 of 513 in OK

Livability — Asher

• Score: 68/100
• State rank: #59
• US rank: #9171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,213

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 10% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Lithuanian 2% Scottish 2% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.72%
• Current HPI: 449.588
• 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

• 2026-05-12 Listed $120,000 FSBO.com

Property tax history

+8.6%/yr

Latest (2025): $506 · +3.5% YoY. Source: county tax records.