41062 Lonestar Way · Brooksville, OK 74873

$125,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 5 Days on market

Built 1972 2.00 ac 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 +27.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.4/10.0

Listing remarks

Investor Special! Great opportunity to restore and add value to this 3-bedroom, one-and-a-half bath brick home situated on 2 fully fenced acres. Built in 1972, this one-story property features a 30' x 25' metal shop with electricity and a concrete floor, as well as a large storm shelter. Conveniently located just off a major highway, the property offers easy access while maintaining plenty of space to spread out. Being sold AS-IS and in need of major repairs, but has the potential to become a fantastic home or investment property.

Key facts

• Metal shop
• Fenced acres
• Major highway access

Tags

• FENCED ACRES
• METAL SHOP
• STORM SHELTER
• MAJOR HIGHWAY ACCESS

Property features AI

Finance

• Other: Homestead status claimed; Livestock permitted
• Financial info: Sold/offered As-Is; Cash offers accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Security: Storm shelter on property
• Utilities: Cable available; Electricity available; Public utilities available; Rural water; Septic tank
• Home design: Single-family residence; One level; Existing property
• Construction: Brick & frame construction; Composition roof; Built on slab foundation
• Exterior features: Barn(s); Workshop; Combination fencing; Rural lot

Interior

• Kitchen: Free-standing electric range and oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; Wood-burning fireplace; Refrigerator included
• Laundry & utility: Slab foundation (utility access at slab)

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 $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 46/100 on livability (#699 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cross Timbers Es (math 12% / reading 15%, grade F, #642 of 845 statewide, top 76%, 409 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $125k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $91,043
• Equity at exit: $112,610

10-year hold

• IRR: 28.8%
• Equity multiple: 8.14×
• Total profit: $249,922
• Equity at exit: $242,848

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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $361

Break-even live

Break-even rent $956

Max offer price $125,000

Occupancy floor 69%

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 6 events

1. 2026-06-19
   days on market $125,000 Active 5 DOM
2. 2026-06-18
   days on market $125,000 Active 4 DOM
3. 2026-06-17
   days on market $125,000 Active 3 DOM
4. 2026-06-16
   days on market $125,000 Active 2 DOM
5. 2026-06-15
   remarks 536-char remark
6. 2026-06-15
   listed $125,000 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: $575 · $48/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$550/yr (+$46/mo · 95.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 17 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: $16,964
• − Mortgage interest: −$7,002
• − Property taxes: −$575
• − Insurance: −$625
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,636
• Taxable income: $2,411
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,757/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: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Brooksville

• Score: 46/100
• State rank: #699
• US rank: #26524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,033

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.18%
• Current HPI: 286.31
• 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

+152.5% since first listed

2 events — show timeline

• 2026-06-14 Listed $125,000 MLSOK
• 1992-11-25 Sold (Public Records) $49,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $575 · +5.5% YoY. Source: county tax records.