1260 S Oklahoma Ave · Atoka, OK 74525

$57,500

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 74 Days on market

Built 1944 6,500 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.9/10.0

Listing remarks

Do it your self fixer upper. Is liveable as is. Seller said as is no repairs.

Key facts

• 6,500 sq ft lot
• 2 garage spots
• Built 1944

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Asbestos siding; HardiPlank-type siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Patio; Shed(s); Workshop; Privacy fencing; No additional exterior features listed

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Space heater; Window cooling units
• Interior features: Aluminum and wood window frames; Laminate countertops; Electric range connection
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#698 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Atoka (rural): math 19% / reading 27% proficiency, ranked #154 of 270 in OK (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($398 loan paydown + $1k appreciation (2.4% local appreciation)).
• Atoka County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.79% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.15%
• DSCR: 2.56
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $163,152
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 S Choctaw	0.11mi	2/2.0 (-1)	1,116 (-10%)	13mo	$153,000	$137	59
447 W 8th	0.31mi	3/1.5	1,400 (+13%)	12mo	$185,000	$132	52
1026 S Dunbar Dr	0.66mi	3/1.0	1,120 (-9%)	11mo	$65,000	$58	44
359 S California	0.67mi	3/2.0	1,111 (-10%)	11mo	$115,000	$104	39

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

Projected returns pro-forma

2.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.9%
• Equity multiple: 3.19×
• Total profit: $35,221
• Equity at exit: $24,021

10-year hold

• IRR: 40.4%
• Equity multiple: 6.31×
• Total profit: $85,469
• Equity at exit: $35,652

Cash invested: $16,100 (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 74525

• Home prices YoY: 1.1%
• Active inventory: 58
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$18 /mo · $218/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $472

Break-even live

Break-even rent $435

Max offer price $57,500

Occupancy floor 49%

Sensitivity live

Price	-10% $504	-5% $488	+0% $472	+5% $455	+10% $439
Rent	-10% $390	-5% $431	+0% $472	+5% $512	+10% $553
Rate	-1.0pp $501	-0.5pp $486	base $472	+0.5pp $457	+1.0pp $442

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $57,500 Pending 74 DOM
2. 2026-06-09
   days on market $57,500 Active 71 DOM
3. 2026-06-08
   days on market $57,500 Active 70 DOM
4. 2026-06-08
   days on market $57,500 Active 69 DOM
5. 2026-06-05
   days on market $57,500 Active 67 DOM
6. 2026-06-04
   days on market $57,500 Active 65 DOM
7. 2026-06-02
   days on market $57,500 Active 64 DOM
8. 2026-06-01
   days on market $57,500 Active 63 DOM
9. 2026-05-31
   days on market $57,500 Active 62 DOM
10. 2026-03-30
    listed $57,500 Active
11. 2014-04-29
    soldstatus $45,000
12. 2012-03-28
    soldstatus $50,000

ⓘ 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: $218 · $18/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: +$300/yr (+$25/mo · 137.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,383
• − Mortgage interest: −$3,221
• − Property taxes: −$218
• − Insurance: −$288
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,673
• Taxable income: $5,003
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $4,458/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: Atoka
• NCES district ID: 4003360
• Math proficiency: 19% ▼ -15.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $31,534
• Composite: 18.61/100
• National rank: #8901
• State rank: #154 of 270 in OK

Livability — Atoka

• Score: 46/100
• State rank: #698
• US rank: #26475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atoka, OK
• Population (ZIP): 10,420

Population outlook (Atoka County) Hauer SSP2

• Today (2025): 13,004 people
• By 2030: 12,522 · -3.7%
• By 2040: 11,595 · -10.8%
• By 2050: 10,709 · -17.6%
• By 2075: 8,957 · -31.1%
• By 2100: 7,452 · -42.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Two or more races 18% Native American 9% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% European 1% Slovak 1%
• Foreign-born: 2% · Philippines, Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Atoka

• 2024 margin: Solid R (+71.6) · D 13.8% · R 85.3%
• 2008→2024 swing: -27.7pp toward R · 2008: -43.9pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+70.4 2016: R+65.4 2012: R+48.0 2008: R+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.43%
• Current HPI: 213.5144
• 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

+15.0% since first listed

3 events — show timeline

• 2026-03-30 Listed $57,500 MLS Technology, Inc.
• 2014-04-29 Sold (Public Records) $45,000 Public Records
• 2012-03-28 Sold (Public Records) $50,000 Public Records

Property tax history

-8.0%/yr

Latest (2025): $218 · +4.8% YoY. Source: county tax records.