8388 Research Rd · Lane, OK 74525

$144,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 59 Days on market

Built 1970 5.00 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 +12.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +3.6/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Key facts

• 5 acre lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: Attached garage; Carport; 1 garage space
• Security: No safety shelter
• Utilities: Electricity available; Water available; Well water; Septic tank
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built (year per public records); Wood siding and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Shed(s); Partial wire/barbed wire fencing; Farm and ranch setting; Fruit trees; Mature trees; Rolling slope; Stream/creek and spring; Wooded areas; Horses allowed

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood heating
• Interior features: Laminate counters; Aluminum window frames; Electric oven connection; Electric range connection; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-27 ($-327/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (27.8% below list).
• Recommended offer: $104k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#609 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Lane (rural): math 40% / reading 30% proficiency, ranked #181 of 513 in OK (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lane Public School (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 262 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 58 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($996 loan paydown + $3k 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 $40k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $120k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $104,015 (27.8% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.28×
• Total profit: $11,220
• Equity at exit: $60,157

10-year hold

• IRR: 8.3%
• Equity multiple: 2.19×
• Total profit: $47,791
• Equity at exit: $89,285

Cash invested: $40,320 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-27

Break-even live

Break-even rent $1,075

Max offer price $139,183

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $13	+0% $-27	+5% $-68	+10% $-109
Rent	-10% $-109	-5% $-68	+0% $-27	+5% $14	+10% $55
Rate	-1.0pp $45	-0.5pp $9	base $-27	+0.5pp $-65	+1.0pp $-103

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $144,000 Active 59 DOM
2. 2026-06-21
   days on market $144,000 Active 58 DOM
3. 2026-06-18
   days on market $144,000 Active 56 DOM
4. 2026-06-17
   days on market $144,000 Active 55 DOM
5. 2026-06-16
   days on market $144,000 Active 54 DOM
6. 2026-06-15
   days on market $144,000 Active 53 DOM
7. 2026-06-13
   days on market $144,000 Active 51 DOM
8. 2026-06-12
   days on market $144,000 Active 50 DOM
9. 2026-06-09
   days on market $144,000 Active 47 DOM
10. 2026-06-08
    days on market $144,000 Active 46 DOM
11. 2026-06-08
    days on market $144,000 Active 45 DOM
12. 2026-06-05
    days on market $144,000 Active 43 DOM
13. 2026-06-04
    days on market $144,000 Active 41 DOM
14. 2026-06-02
    days on market $144,000 Active 40 DOM
15. 2026-06-01
    days on market $144,000 Active 39 DOM
16. 2026-05-31
    days on market $144,000 Active 38 DOM
17. 2026-04-20
    listed $65,000 Active
18. 2026-04-20
    listed $144,000 Active
19. 2026-03-31
    historical
20. 2025-09-26
    listed $194,200 Active
21. 2022-06-10
    soldstatus $120,000 Sold
22. 2022-06-06
    status Pending
23. 2022-04-07
    listed $128,000 Active
24. 2021-08-20
    soldstatus $66,000 Closed
25. 2021-05-25
    status Pending
26. 2021-05-18
    listed $60,000 Active

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$890/yr (+$74/mo · 219.2%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $12,482
• − Mortgage interest: −$8,066
• − Property taxes: −$406
• − Insurance: −$720
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$4,189
• Taxable loss: −$2,897
• Est. tax savings @ 24.0%: +$695
• After-tax cash flow: $368/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: Lane
• NCES district ID: 4017040
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $36,302
• Composite: 31.69/100
• National rank: #11116
• State rank: #181 of 513 in OK

Livability — Lane

• Score: 53/100
• State rank: #609
• US rank: #24316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+140.0% since first listed

10 events — show timeline

• 2026-04-20 Listed $144,000 MLS Technology, Inc.
• 2026-04-20 Listed $65,000 MLS Technology, Inc.
• 2026-03-31 Listing Removed — MLS Technology, Inc.
• 2025-09-26 Listed $194,200 MLS Technology, Inc.
• 2022-06-10 Sold (MLS) $120,000 MLSOK
• 2022-06-06 Pending — MLSOK
• 2022-04-07 Listed $128,000 MLSOK
• 2021-08-20 Sold (MLS) $66,000 MLS Technology, Inc.
• 2021-05-25 Pending — MLS Technology, Inc.
• 2021-05-18 Listed $60,000 MLS Technology, Inc.

Property tax history

+6.6%/yr

Latest (2025): $406 · +2.5% YoY. Source: county tax records.