10 Edwards · Crowder, OK 74442

$121,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 63 Days on market

Built 1974 0.55 ac lot

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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 +18.4/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 10 Edwards Ln in Indianola, Oklahoma—a peaceful property offering the perfect blend of country living and convenience. Inside, you’ll find newly remodeled interior including new carpet, flooring, and electric. The kitchen includes new cabinets and counter tops making it ideal for both everyday living and entertaining. Step outside to enjoy a great view inside of a chainlinked yard as well as a covered porch attached to the carport. This property is perfect for those seeking privacy, room to roam, or even hobby farming. Conveniently located within driving distance to McAlester, you’ll have easy access to shopping, dining, and amenities while still enjoying a quie

Key facts

• Covered porch
• New carpet
• New flooring

Tags

• NEWLY REMODELED INTERIOR
• NEW CARPET
• NEW FLOORING
• NEW CABINETS
• COVERED PORCH
• GREAT VIEW

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Water available (rural); Septic tank
• Home design: Single-story; Faces south; Entry on main level
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built per public records
• Exterior features: Covered porch; Chain link fencing; Corner lot

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Radiant heating; Window cooling units
• Interior features: Butcher block counters; Ceiling fan(s); Aluminum window frames; Electric oven and range connections; Crawlspace
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $106k (12.5% below list).
• Recommended offer: $106k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#298 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Crowder (rural): math 25% / reading 25% proficiency, ranked #328 of 513 in OK (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($837 loan paydown + $7k appreciation (6.0% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $121k implies a 426% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $105,875 (12.5% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 D 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: 0.88% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.24×
• Total profit: $42,012
• Equity at exit: $75,924

10-year hold

• IRR: 18.1%
• Equity multiple: 4.48×
• Total profit: $117,812
• Equity at exit: $137,563

Cash invested: $33,880 (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 74442

• Home prices YoY: 2.0%
• Active inventory: 16
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $114

Break-even live

Break-even rent $914

Max offer price $121,000

Occupancy floor 84%

Sensitivity live

Price	-10% $183	-5% $148	+0% $114	+5% $80	+10% $46
Rent	-10% $30	-5% $72	+0% $114	+5% $156	+10% $198
Rate	-1.0pp $175	-0.5pp $145	base $114	+0.5pp $83	+1.0pp $51

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   status $121,000 Pending 63 DOM
2. 2026-06-01
   days on market $121,000 Active 63 DOM
3. 2026-05-31
   days on market $121,000 Active 62 DOM
4. 2026-03-30
   listed $121,000 Active
5. 2001-06-13
   soldstatus $23,000

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$640/yr (+$53/mo · 142.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,705
• − Mortgage interest: −$6,778
• − Property taxes: −$449
• − Insurance: −$605
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,520
• Taxable loss: −$680
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,532/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: Crowder
• NCES district ID: 4009090
• Math proficiency: 25% ▲ 4.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $47,006
• Composite: 24.81/100
• National rank: #13013
• State rank: #328 of 513 in OK

Livability — Crowder

• Score: 61/100
• State rank: #298
• US rank: #17710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 721

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 17% Native American 11%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.98%
• Current HPI: 303.9319
• 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

+426.1% since first listed

2 events — show timeline

• 2026-03-30 Listed $121,000 MLS Technology, Inc.
• 2001-06-13 Sold (Public Records) $23,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $449 · +6.4% YoY. Source: county tax records.