908 N Collins Ave · Okmulgee, OK 74447

$65,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 42 Days on market

Built 1930 6,499 sqft lot Est $44k · 47% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

2 bed 1 bath, large rooms, Great starter home or investment property. Needs work and property is in a nice area. Close to schools and sold as is. Would make an excellent rental.

Key facts

• Private backyard
• New roof
• 6,499 sq ft lot

Tags

• PRIVATE BACKYARD
• NEW ROOF

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Vinyl siding; Wood siding; Wood frame construction; Asphalt/fiberglass roof; Built in public records
• Exterior features: Covered patio; Patio; Gravel driveway; Chain link fencing; Mature trees

Interior

• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Ductless cooling; Ductless electric heating
• Interior features: High ceilings; Laminate counters; Wood window frames
• Laundry & utility: Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y 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 $20k; list at $65k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.59% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.21%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $44,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 N Griffin Ave	0.09mi	2/1.0	1,008 (-7%)	3mo	$33,000	$33	82
805 N Sherman Ave	0.30mi	3/1.0 (+1)	1,064 (-2%)	11mo	$123,000	$116	70
1118 N Alabama Ave	0.26mi	3/1.0 (+1)	1,182 (+9%)	1mo	$15,000	$13	66
910 N Okmulgee Ave	0.13mi	3/1.0 (+1)	1,218 (+13%)	7mo	$50,000	$41	61
1017 N Oklahoma Ave	0.18mi	2/1.0	936 (-13%)	10mo	$90,000	$96	61
1201 W 5th St	0.64mi	2/1.0	1,008 (-7%)	15mo	$37,500	$37	46
606 N Sherman Ave	0.38mi	2/1.0	939 (-13%)	19mo	$27,000	$29	45
400 Yuchi Dr	0.69mi	3/2.0 (+1)	1,170 (+8%)	5mo	$105,000	$90	41
1401 N Taft Ave	0.59mi	3/2.0 (+1)	1,234 (+14%)	3mo	$159,000	$129	37
1422 N Alabama St	0.62mi	3/1.0 (+1)	1,200 (+11%)	13mo	$148,999	$124	37
1422 N Kern Ave	0.75mi	3/1.0 (+1)	1,192 (+10%)	15mo	$25,000	$21	31
711 N Porter Ave	0.52mi	3/2.0 (+1)	932 (-14%)	20mo	$15,000	$16	27

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $16,692
• Equity at exit: $9,692

10-year hold

• IRR: 30.4%
• Equity multiple: 3.72×
• Total profit: $49,532
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$341
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $428

Break-even live

Break-even rent $493

Max offer price $65,000

Occupancy floor 54%

Sensitivity live

Price	-10% $465	-5% $446	+0% $428	+5% $409	+10% $391
Rent	-10% $346	-5% $387	+0% $428	+5% $469	+10% $509
Rate	-1.0pp $461	-0.5pp $444	base $428	+0.5pp $411	+1.0pp $394

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 N Taft Ave Okmulgee, OK	3.0	2.0	1212	$1,000	$0.83	15d	1	0.54mi
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	4d	1	0.74mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	0.78mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	24d	1	0.78mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	24d	1	0.78mi

Listing history 45 events

1. 2026-06-21
   days on market $65,000 Active 42 DOM
2. 2026-06-18
   days on market $65,000 Active 40 DOM
3. 2026-06-17
   days on market $65,000 Active 39 DOM
4. 2026-06-16
   days on market $65,000 Active 38 DOM
5. 2026-06-15
   days on market $65,000 Active 37 DOM
6. 2026-06-13
   days on market $65,000 Active 35 DOM
7. 2026-06-12
   days on market $65,000 Active 34 DOM
8. 2026-06-09
   days on market $65,000 Active 31 DOM
9. 2026-06-08
   days on market $65,000 Active 30 DOM
10. 2026-06-08
    days on market $65,000 Active 29 DOM
11. 2026-06-07
    days on market $65,000 Active 28 DOM
12. 2026-06-04
    days on market $65,000 Active 25 DOM
13. 2026-06-02
    days on market $65,000 Active 24 DOM
14. 2026-06-01
    days on market $65,000 Active 23 DOM
15. 2026-05-31
    days on market $65,000 Active 22 DOM
16. 2026-05-09
    listed $65,000 Active
17. 2026-04-07
    historical
18. 2026-03-12
    price $68,000
19. 2026-02-16
    price $69,000
20. 2026-02-16
    status Active
21. 2026-02-12
    status Pending
22. 2026-02-06
    status Active
23. 2026-01-30
    historical
24. 2026-01-13
    price $72,000
25. 2025-10-28
    price $79,900
26. 2025-08-22
    listed $84,900 Active
27. 2025-06-10
    soldstatus $20,000 Closed 178-char remark

    Show marketing remark (178 chars)

    2 bed 1 bath, large rooms, Great starter home or investment property. Needs work and property is in a nice area. Close to schools and sold as is. Would make an excellent rental.

28. 2025-05-08
    status Pending 178-char remark

    Show marketing remark (178 chars)

    2 bed 1 bath, large rooms, Great starter home or investment property. Needs work and property is in a nice area. Close to schools and sold as is. Would make an excellent rental.

29. 2025-04-28
    listed $22,500 Active 178-char remark

    Show marketing remark (178 chars)

    2 bed 1 bath, large rooms, Great starter home or investment property. Needs work and property is in a nice area. Close to schools and sold as is. Would make an excellent rental.

30. 2021-06-02
    historical
31. 2021-05-01
    price $27,000
32. 2021-04-01
    listed $29,000 Active
33. 2015-09-04
    soldstatus $19,900 Closed
34. 2015-08-31
    status Pending
35. 2015-07-28
    price $14,500
36. 2015-07-22
    price $14,900
37. 2015-07-13
    listed $15,900 Active
38. 2015-07-09
    historical
39. 2015-06-30
    status Active
40. 2015-06-29
    status Pending
41. 2015-06-03
    listed $14,500 Active
42. 2015-01-19
    listed $14,500
43. 2015-01-08
    historical
44. 2014-07-11
    listed $15,900
45. 2001-09-21
    soldstatus $15,500

ⓘ 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: $256 · $21/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$329/yr (+$27/mo · 128.5%)

ⓘ 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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,411
• − Mortgage interest: −$3,641
• − Property taxes: −$256
• − Insurance: −$325
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,891
• Taxable income: $4,312
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,098/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

+319.4% since first listed

30 events — show timeline

• 2026-05-09 Listed $65,000 MLS Technology, Inc.
• 2026-04-07 Listing Removed — MLSOK
• 2026-03-12 Price Changed $68,000 MLSOK
• 2026-02-16 Price Changed $69,000 MLSOK
• 2026-02-16 Relisted — MLSOK
• 2026-02-12 Pending — MLSOK
• 2026-02-06 Relisted — MLSOK
• 2026-01-30 Listing Removed — MLSOK
• 2026-01-13 Price Changed $72,000 MLSOK
• 2025-10-28 Price Changed $79,900 MLSOK
• 2025-08-22 Listed $84,900 MLSOK
• 2025-06-10 Sold (MLS) $20,000 MLS Technology, Inc.
• 2025-05-08 Pending — MLS Technology, Inc.
• 2025-04-28 Listed $22,500 MLS Technology, Inc.
• 2021-06-02 Listing Removed — MLS Technology, Inc.
• 2021-05-01 Price Changed $27,000 MLS Technology, Inc.
• 2021-04-01 Listed $29,000 MLS Technology, Inc.
• 2015-09-04 Sold (MLS) $19,900 MLS Technology, Inc.
• 2015-08-31 Pending — MLS Technology, Inc.
• 2015-07-28 Price Changed $14,500 MLS Technology, Inc.
• 2015-07-22 Price Changed $14,900 MLS Technology, Inc.
• 2015-07-13 Listed $15,900 MLS Technology, Inc.
• 2015-07-09 Listing Removed — MLS Technology, Inc.
• 2015-06-30 Relisted — MLS Technology, Inc.
• 2015-06-29 Pending — MLS Technology, Inc.
• 2015-06-03 Listed $14,500 MLS Technology, Inc.
• 2015-01-19 Listed $14,500 MLS Technology, Inc.
• 2015-01-08 Listing Removed — MLS Technology, Inc.
• 2014-07-11 Listed $15,900 MLS Technology, Inc.
• 2001-09-21 Sold (Public Records) $15,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $256 · +6.2% YoY. Source: county tax records.