411 NE Avenue B Ave · Idabel, OK 74745

$89,000

2 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 73 Days on market

Built 1922 0.30 ac lot ↓ 10% since listing

---

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 +22.4/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

This charming early-1920s single-family home presents a unique opportunity for buyers looking to create value and personalize a property with character. Offering two bedrooms and two full bathrooms, the home provides a functional layout with defined living spaces ready to be reimagined to suit modern needs. A detached garage adds everyday convenience, while the overall structure serves as a solid foundation for renovation and improvement. Ideal as a fixer-upper, this property is a great investment opportunity with significant upside potential. Recent additions include new window A/C units that will convey with the sale, though the home does not currently have a central HVAC system, allowing

Key facts

• Flexible spaces
• New window a/c units
• Detached garage

Tags

• DETACHED GARAGE
• ADDITIONAL SHOP STRUCTURE
• NEW WINDOW A/C UNITS
• FLEXIBLE SPACES
• OPPORTUNITY FOR CUSTOMIZATION

Property features AI

Finance

• Financial info: Listing being sold as-is; Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage; Other parking
• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One level
• Construction: Frame construction with vinyl siding; Metal roof; Slab foundation
• Exterior features: Open patio; Storage

Interior

• Kitchen: Gas range (free standing); Free standing oven (gas); Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating listed
• Interior features: Ceiling fan(s); Open patio; Storage
• Laundry & utility: Inside utility; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#202 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Idabel (town): math 16% / reading 24% proficiency, ranked #191 of 270 in OK (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Idabel Primary South Es (263 students, 0% FRL); Idabel Hs (math 12% / reading 32%, grade F, #222 of 447 statewide, top 52%, 381 students, 0% FRL) — zoned schools average 0% FRL vs 84% district-wide (84 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($615 loan paydown + $8k appreciation (9.2% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 22% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1922 — 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. 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $19,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 NE 5th St	0.06mi	2/1.0	1,292 (-2%)	9mo	$19,500	$15	83

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

Projected returns pro-forma

9.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.13×
• Total profit: $53,115
• Equity at exit: $75,044

10-year hold

• IRR: 24.6%
• Equity multiple: 6.94×
• Total profit: $147,954
• Equity at exit: $156,668

Cash invested: $24,920 (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 74745

• Home prices YoY: 3.7%
• Active inventory: 59
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $148

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 80%

Sensitivity live

Price	-10% $210	-5% $179	+0% $148	+5% $118	+10% $87
Rent	-10% $72	-5% $110	+0% $148	+5% $187	+10% $225
Rate	-1.0pp $193	-0.5pp $171	base $148	+0.5pp $125	+1.0pp $102

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $89,000 Active 73 DOM
2. 2026-06-21
   days on market $89,000 Active 72 DOM
3. 2026-06-18
   days on market $89,000 Active 70 DOM
4. 2026-06-17
   days on market $89,000 Active 69 DOM
5. 2026-06-16
   days on market $89,000 Active 68 DOM
6. 2026-06-15
   days on market $89,000 Active 67 DOM
7. 2026-06-13
   days on market $89,000 Active 65 DOM
8. 2026-06-12
   days on market $89,000 Active 64 DOM
9. 2026-06-09
   days on market $89,000 Active 61 DOM
10. 2026-06-08
    days on market $89,000 Active 60 DOM
11. 2026-06-08
    days on market $89,000 Active 59 DOM
12. 2026-06-07
    days on market $89,000 Active 58 DOM
13. 2026-06-04
    days on market $89,000 Active 55 DOM
14. 2026-06-02
    days on market $89,000 Active 54 DOM
15. 2026-06-01
    days on market $89,000 Active 53 DOM
16. 2026-05-31
    days on market $89,000 Active 52 DOM
17. 2026-05-21
    price $89,000
18. 2026-04-09
    listed $99,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 22% 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: $11,597
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,589
• Taxable income: $387
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $1,688/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: Idabel
• NCES district ID: 4015370
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 24% ▼ -6.00%
• Median HH income: $27,018
• Composite: 15.69/100
• National rank: #9282
• State rank: #191 of 270 in OK

Livability — Idabel

• Score: 63/100
• State rank: #202
• US rank: #15174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Idabel, OK
• Population (ZIP): 9,756

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 57% Two or more races 16% Black 13% Hispanic / Latino 9% Native American 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.20%
• Current HPI: 255.6557
• 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

-10.1% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $89,000 MLSOK
• 2026-04-09 Listed $99,000 MLSOK

Property tax history

-2.2%/yr

Latest (2025): $126 · +5.0% YoY. Source: county tax records.