27061 S State Hwy #19 · Cement, OK 73029

$160,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 14 Days on market

Built 1979 0.81 ac lot

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Why this score? — see what drove the D- 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 +9.5/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.8/10.0

Listing remarks

At no fault to the sellers this property is back on the market!! Inspections, title work and appraisal have been done! This one should be a quick close! Welcome to your slice of peaceful country living! This charming 3-bedroom, 2-bath home sits on just under an acre, offering the perfect blend of space, comfort, and functionality. Surrounded by open skies and quiet scenery, this property provides the ideal setting to unwind while still enjoying the conveniences of home. Inside, you’ll find a warm and inviting layout with plenty of room for both everyday living and entertaining. The spacious bedrooms offer comfort and privacy, while the primary suite features its own private bath for

Key facts

• Fresh country air
• Private bath
• 25x30 shop

Tags

• PRIVATE BATH
• 25X30 SHOP
• FRESH COUNTRY AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (32.2% below list).
• Recommended offer: $108k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#174 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Cement (rural): math 20% / reading 25% proficiency, ranked #378 of 513 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cement Es (math 12% / reading 22%, grade F, #540 of 845 statewide, top 68%, 141 students, 0% FRL); Cement Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 64 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.0% local appreciation)).
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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 $28k; list at $160k implies a 482% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $108,427 (32.2% 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. Built in 1979 — 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. 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?
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: 0.68% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.86×
• Total profit: $38,748
• Equity at exit: $100,320

10-year hold

• IRR: 13.5%
• Equity multiple: 3.67×
• Total profit: $119,486
• Equity at exit: $181,698

Cash invested: $44,800 (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 73029

• Home prices YoY: 2.8%
• Active inventory: 6
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-112

Break-even live

Break-even rent $1,226

Max offer price $140,218

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-67	+0% $-112	+5% $-157	+10% $-203
Rent	-10% $-198	-5% $-155	+0% $-112	+5% $-69	+10% $-26
Rate	-1.0pp $-31	-0.5pp $-71	base $-112	+0.5pp $-153	+1.0pp $-196

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-27
   status Pending
2. 2026-04-01
   listed $160,000 Active
3. 2025-09-10
   status Pending
4. 2025-09-06
   historical
5. 2025-08-21
   status Active
6. 2025-07-19
   status Active
7. 2025-06-09
   status Active
8. 2025-04-22
   status Pending
9. 2025-04-17
   status Active
10. 2025-04-04
    status Pending
11. 2025-03-20
    price $158,000
12. 2025-02-17
    listed $160,000 Active
13. 1988-08-01
    soldstatus $27,500

ⓘ 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: $754 · $63/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$686/yr (+$57/mo · 91.0%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,011
• − Mortgage interest: −$8,962
• − Property taxes: −$754
• − Insurance: −$800
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$4,655
• Taxable loss: −$4,242
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-326/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: Cement
• NCES district ID: 4006960
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $39,786
• Composite: 22.14/100
• National rank: #13524
• State rank: #378 of 513 in OK

Livability — Cement

• Score: 64/100
• State rank: #174
• US rank: #13913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,449

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Two or more races 29% Hispanic / Latino 10% Native American 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% Korean 1%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.97%
• Current HPI: 217.8534
• 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

+481.8% since first listed

13 events — show timeline

• 2026-04-27 Pending — MLSOK
• 2026-04-01 Listed $160,000 MLSOK
• 2025-09-10 Pending — MLSOK
• 2025-09-06 Listing Removed — MLSOK
• 2025-08-21 Relisted — MLSOK
• 2025-07-19 Relisted — MLSOK
• 2025-06-09 Relisted — MLSOK
• 2025-04-22 Pending — MLSOK
• 2025-04-17 Relisted — MLSOK
• 2025-04-04 Pending — MLSOK
• 2025-03-20 Price Changed $158,000 MLSOK
• 2025-02-17 Listed $160,000 MLSOK
• 1988-08-01 Sold (Public Records) $27,500 Public Records

Property tax history

+13.5%/yr

Latest (2025): $754 · -0.5% YoY. Source: county tax records.