107 Maple · Broken Bow, OK 74728

$175,000

3 bd · 2.0 ba · 1,829 sqft · SingleFamily public records · 17 Days on market

Built 1965 0.51 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 +9.8/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.5/10.0

Listing remarks

Welcome to 107 Maple Street in Broken Bow! This charming 3-bedroom, 2-bath home offers comfortable living, functional spaces, and the added convenience of abundant storage both inside and out. The home features a practical floor plan designed for everyday living, while the attached 2-car carport provides covered parking and protection from the elements. Outside, you'll find two storage sheds, offering plenty of room for tools, outdoor equipment, hobbies, seasonal décor, or additional workspace. Located in the heart of Broken Bow, you'll enjoy easy access to local shopping, dining, schools, and the area's many recreational attractions. Just a short drive from Beavers Bend State Park a

Key facts

• Attached carport
• Two storage sheds
• Abundant storage

Tags

• ABUNDANT STORAGE
• ATTACHED CARPORT
• TWO STORAGE SHEDS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer; High speed internet available
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built using HardiPlank type siding and wood frame construction; Tar/gravel roof; Year built per public records
• Exterior features: Corner lot; Dog run; Covered patio and porch; Shed(s), storage and workshop; Chain link fencing

Interior

• Kitchen: Built-in oven; Oven; Range; Dishwasher; Trash compactor; Electric water heater
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); High speed internet available; Vinyl windows; Electric oven and range connections
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (30.8% below list).
• Recommended offer: $121k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 0.5% in Broken Bow — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#91 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Broken Bow (town): math 17% / reading 20% proficiency, ranked #199 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 911 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 $17k of equity ($1k loan paydown + $16k appreciation (8.9% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago 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 $106k; list at $175k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $121,089 (30.8% 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 1965 — 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. 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?
6. 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?
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: 0.69% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $106,082
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 W 5th St	0.66mi	3/2.0	1,700 (-7%)	6mo	$98,000	$58	52

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

Projected returns pro-forma

8.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.53×
• Total profit: $75,116
• Equity at exit: $143,790

10-year hold

• IRR: 18.4%
• Equity multiple: 5.57×
• Total profit: $224,080
• Equity at exit: $296,431

Cash invested: $49,000 (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 74728

• Home prices YoY: 2.8%
• Active inventory: 911
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-111

Break-even live

Break-even rent $1,352

Max offer price $155,327

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $175,000 Active 17 DOM
2. 2026-06-17
   days on market $175,000 Active 16 DOM
3. 2026-06-16
   days on market $175,000 Active 15 DOM
4. 2026-06-15
   days on market $175,000 Active 14 DOM
5. 2026-06-13
   days on market $175,000 Active 12 DOM
6. 2026-06-12
   days on market $175,000 Active 11 DOM
7. 2026-06-09
   days on market $175,000 Active 8 DOM
8. 2026-06-08
   days on market $175,000 Active 7 DOM
9. 2026-06-08
   days on market $175,000 Active 6 DOM
10. 2026-06-07
    days on market $175,000 Active 5 DOM
11. 2026-06-04
    days on market $175,000 Active 2 DOM
12. 2026-06-02
    remarks 692-char remark
13. 2026-06-02
    listed $175,000 Active 1 DOM

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$647/yr (+$54/mo · 69.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,531
• − Mortgage interest: −$9,803
• − Property taxes: −$928
• − Insurance: −$875
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$5,091
• Taxable loss: −$4,491
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $-259/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: Broken Bow
• NCES district ID: 4005520
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $32,021
• Composite: 14.94/100
• National rank: #9367
• State rank: #199 of 270 in OK

Livability — Broken Bow

• Score: 67/100
• State rank: #91
• US rank: #10813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broken Bow, OK
• Population (ZIP): 11,177

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 59% Native American 17% Two or more races 11% Hispanic / Latino 7% Black 6% Pacific Islander 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 3%

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: ▲ 8.90%
• Current HPI: 326.0544
• 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

+64.3% since first listed

4 events — show timeline

• 2026-06-01 Listed $175,000 MLS Technology, Inc.
• 2010-12-10 Listing Removed — MLSOK
• 2009-11-02 Listed $99,500 MLSOK
• 2006-10-31 Sold (Public Records) $106,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $928 · +5.5% YoY. Source: county tax records.