10955 S 433rd West Ave · Olive, OK 74030

$125,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 44 Days on market

Built 1985 4.02 ac lot Est $104k · 20% over ↓ 7% since listing

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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 +23.3/30.0
• DSCR +7.5/10.0
• Appreciation +5.6/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Amazing Investment Property. This large two bedroom, plus bonus room, is screaming potential and ready for your creativity and ideas. This property with its spacious layout has a great potential for a flip, rental or your personalized remodel after a little TLC. Second set of utilities & septic on the property for a second residence or shop. Fifteen minutes to turnpike, 20-25 minutes to Tulsa. Don't miss out on this fantastic opportunity. This property is sold as is.

Key facts

• Bonus room
• Spacious layout
• Second residence

Tags

• BONUS ROOM
• SPACIOUS LAYOUT
• SECOND SET OF UTILITIES
• SEPTIC ON THE PROPERTY
• SECOND RESIDENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/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 $124k (0.9% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Olive (rural): math 10% / reading 15% proficiency, ranked #481 of 513 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($864 loan paydown + $1k appreciation (1.1% local appreciation)).
• At projected returns (1.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($121k) 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $104,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10955 S 433rd West Ave	0.00mi	2/2.0 (-1)	1,680 (+13%)	1mo	$117,000	$70	73

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.50×
• Total profit: $17,644
• Equity at exit: $43,561

10-year hold

• IRR: 13.6%
• Equity multiple: 2.67×
• Total profit: $58,365
• Equity at exit: $58,582

Cash invested: $35,000 (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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $228

Break-even live

Break-even rent $950

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-20
   status Pending
2. 2026-02-27
   price $125,000
3. 2026-02-02
   listed $135,000 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: $519 · $43/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$606/yr (+$50/mo · 116.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,869
• − Mortgage interest: −$7,002
• − Property taxes: −$519
• − Insurance: −$625
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,636
• Taxable income: $707
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,566/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: Olive
• NCES district ID: 4022860
• Math proficiency: 10% ▼ -15.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $43,606
• Composite: 14.63/100
• National rank: #14402
• State rank: #481 of 513 in OK

Livability — Olive

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

-7.4% since first listed

3 events — show timeline

• 2026-03-20 Pending — MLS Technology, Inc.
• 2026-02-27 Price Changed $125,000 MLS Technology, Inc.
• 2026-02-02 Listed $135,000 MLS Technology, Inc.

Property tax history

+5.4%/yr

Latest (2025): $519 · +2.8% YoY. Source: county tax records.