508 NW 6th St · Stigler, OK 74462

$124,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 108 Days on market

Built 1999 0.33 ac lot Est $107k · 17% over

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Why this score? — see what drove the F 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 +9.9/30.0
• Appreciation +6.9/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

Located in the heart of Stigler, this charming 2-bedroom, 1-bath home sits on a beautiful corner lot and offers the perfect blend of updates and functionality. Recent improvements include a new roof, new hot water heater, and stylish vinyl flooring that flows throughout the home. The kitchen features granite countertops and attractive finishes that give the space a fresh, modern feel while still maintaining its cozy character. The oversized primary bedroom provides plenty of room to unwind and includes a walk-in closet for added storage. Outside, you’ll find a fully fenced backyard ideal for pets or entertaining, along with multiple storage buildings for tools, hobbies, or extra space

Key facts

• Vinyl flooring
• Walk-in closet
• New hot water heater

Tags

• NEW ROOF
• NEW HOT WATER HEATER
• VINYL FLOORING
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Sidewalks; Gutters

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Built using vinyl siding and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Rain gutters; Chain link fencing; Shed(s)/storage; Corner lot; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Gas range connection
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Laminate counters; Ceiling fan(s); High speed internet; Aluminum window frames
• Laundry & utility: Washer hookup; 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 $125k.

Deal economics

• At list price, monthly cash flow is $-78 ($-936/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (30.5% below list).
• Recommended offer: $87k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 ~6 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 108 days — a 9% lower offer ($114k) 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 $95k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $86,770 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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: 0.69% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $106,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 NW 9th St	0.44mi	2/1.0	988 (+3%)	4mo	$110,000	$111	72
311 N Broadway St	0.33mi	2/1.0	1,008 (+5%)	11mo	$48,500	$48	67
1102 NW H. St	0.37mi	2/1.0	1,053 (+10%)	20mo	$120,000	$114	50

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: 7.4%
• Equity multiple: 1.45×
• Total profit: $15,605
• Equity at exit: $62,089

10-year hold

• IRR: 9.7%
• Equity multiple: 2.60×
• Total profit: $55,812
• 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: 12.0×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-78

Break-even live

Break-even rent $966

Max offer price $111,127

Occupancy floor —

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 20 events

1. 2026-06-18
   days on market $124,900 Active 108 DOM
2. 2026-06-17
   days on market $124,900 Active 107 DOM
3. 2026-06-16
   days on market $124,900 Active 106 DOM
4. 2026-06-15
   days on market $124,900 Active 105 DOM
5. 2026-06-13
   days on market $124,900 Active 103 DOM
6. 2026-06-12
   days on market $124,900 Active 102 DOM
7. 2026-06-09
   days on market $124,900 Active 99 DOM
8. 2026-06-08
   days on market $124,900 Active 98 DOM
9. 2026-06-08
   days on market $124,900 Active 97 DOM
10. 2026-06-07
    days on market $124,900 Active 96 DOM
11. 2026-06-04
    days on market $124,900 Active 93 DOM
12. 2026-06-02
    days on market $124,900 Active 92 DOM
13. 2026-06-01
    days on market $124,900 Active 91 DOM
14. 2026-05-31
    days on market $124,900 Active 90 DOM
15. 2026-03-23
    price $124,900
16. 2026-03-02
    listed $129,900 Active
17. 2023-08-21
    soldstatus $95,000 Closed
18. 2023-08-21
    soldstatus $95,000
19. 2023-07-21
    status Pending
20. 2023-07-08
    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: $677 · $56/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$447/yr (+$37/mo · 66.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,412
• − Mortgage interest: −$6,996
• − Property taxes: −$677
• − Insurance: −$624
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$3,633
• Taxable loss: −$3,185
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $-171/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

6 events — show timeline

• 2026-03-23 Price Changed $124,900 MLS Technology, Inc.
• 2026-03-02 Listed $129,900 MLS Technology, Inc.
• 2023-08-21 Sold (Public Records) $95,000 Public Records
• 2023-08-21 Sold (MLS) $95,000 MLS Technology, Inc.
• 2023-07-21 Pending — MLS Technology, Inc.
• 2023-07-08 Listed $95,000 MLS Technology, Inc.

Property tax history

+8.7%/yr

Latest (2025): $677 · -15.8% YoY. Source: county tax records.