136 Pine St · Mead, OK 73449

$185,000

4 bd · 2.0 ba · 1,968 sqft · SingleFamily public records · 30 Days on market

Built 2010 0.93 ac lot Est $358k · 48% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0

Listing remarks

Welcome to 136 Pine Street, Mead, OK—a beautifully upgraded home that’s ready for you to move in and enjoy! This inviting property is nestled in a quiet neighborhood just minutes from Lake Texoma, making it perfect for outdoor enthusiasts and families alike. Step inside and discover a host of recent improvements: new appliances and cabinets (2021) give the kitchen a fresh, modern feel. The bedrooms feature new flooring (2025) for added comfort. And a new electrical panel (2020) ensures safety and reliability for all your modern needs. Outside a new aerobic septic system (2020), chain link fence (2022), and metal roof (2023) ensure lasting value and peace of mind. Relax on the la

Key facts

• New flooring
• New cabinets
• New appliances

Tags

• NEW APPLIANCES
• NEW CABINETS
• NEW FLOORING
• NEW ELECTRICAL PANEL
• NEW AEROBIC SEPTIC SYSTEM
• CHAIN LINK FENCE

Property features AI

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Aerobic septic system
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Built as wood frame with wood siding; Metal roof; Year built sourced from public records
• Exterior features: Covered porch; Gravel driveway; Satellite dish; Chain link fencing; Mature trees on the lot

Interior

• Kitchen: Kitchen with island; Breakfast nook; Pantry; Oven; Range; Microwave; Dishwasher; Garbage disposal; Electric oven/range connections
• Bedrooms: Bedroom on the first floor
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; Vinyl window frames
• Laundry & utility: Utility room with sink (first floor); Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (28.8% below list).
• Recommended offer: $132k (28.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#562 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities F.
• Silo (rural): math 24% / reading 35% proficiency, ranked #64 of 270 in OK (top 24%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $185k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,794 (28.8% 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. 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. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $358,176
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2132 N Ranchette Rd	0.57mi	3/2.5 (-1)	1,960 (-0%)	23mo	$356,000	$182	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 2.65×
• Total profit: $85,661
• Equity at exit: $166,663

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $264,183
• Equity at exit: $359,414

Cash invested: $51,800 (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 73449

• Home prices YoY: 13.3%
• Active inventory: 45
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-237

Break-even live

Break-even rent $1,618

Max offer price $150,659

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-07
   statusdays on market $185,000 Pending 30 DOM
2. 2026-06-03
   days on market $185,000 Active 27 DOM
3. 2026-06-02
   days on market $185,000 Active 26 DOM
4. 2026-06-01
   days on market $185,000 Active 25 DOM
5. 2026-05-31
   days on market $185,000 Active 24 DOM
6. 2026-05-30
   days on market $185,000 Active 23 DOM
7. 2026-05-12
   price $185,000
8. 2026-05-07
   listed $195,000 Active
9. 2026-05-04
   historical
10. 2026-04-16
    status Active
11. 2026-04-12
    status Pending
12. 2026-02-23
    listed $195,000 Active
13. 2026-02-23
    historical
14. 2026-02-20
    price $195,000
15. 2025-11-04
    listed $210,000 Active
16. 2025-09-05
    historical
17. 2025-03-17
    listed $249,000 Active
18. 2021-07-14
    historical
19. 2021-05-31
    listed $225,000 Active
20. 2020-12-10
    soldstatus $81,000
21. 2020-05-11
    listed $84,900
22. 2020-03-06
    historical
23. 2019-09-12
    listed $116,760
24. 2015-04-06
    soldstatus $100,000
25. 2015-04-01
    soldstatus $100,000
26. 2014-04-23
    listed $99,900

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,815
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$5,382
• Taxable loss: −$6,160
• Est. tax savings @ 24.0%: +$1,478
• After-tax cash flow: $-1,369/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: Silo
• NCES district ID: 4027640
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $46,297
• Composite: 25.4/100
• National rank: #7463
• State rank: #64 of 270 in OK

Livability — Mead

• Score: 55/100
• State rank: #562
• US rank: #23551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,063

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Native American 12% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.61%
• Current HPI: 378.9559
• 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

+85.2% since first listed

20 events — show timeline

• 2026-05-12 Price Changed $185,000 MLS Technology, Inc.
• 2026-05-07 Listed $195,000 MLS Technology, Inc.
• 2026-05-04 Listing Removed — MLS Technology, Inc.
• 2026-04-16 Relisted — MLS Technology, Inc.
• 2026-04-12 Pending — MLS Technology, Inc.
• 2026-02-23 Listing Removed — MLS Technology, Inc.
• 2026-02-23 Listed $195,000 MLS Technology, Inc.
• 2026-02-20 Price Changed $195,000 MLS Technology, Inc.
• 2025-11-04 Listed $210,000 MLS Technology, Inc.
• 2025-09-05 Listing Removed — MLS Technology, Inc.
• 2025-03-17 Listed $249,000 MLS Technology, Inc.
• 2021-07-14 Listing Removed — MLS Technology, Inc.
• 2021-05-31 Listed $225,000 MLS Technology, Inc.
• 2020-12-10 Sold (MLS) $81,000 MLS Technology, Inc.
• 2020-05-11 Listed $84,900 MLS Technology, Inc.
• 2020-03-06 Listing Removed — MLS Technology, Inc.
• 2019-09-12 Listed $116,760 MLS Technology, Inc.
• 2015-04-06 Sold (Public Records) $100,000 Public Records
• 2015-04-01 Sold (MLS) $100,000 MLS Technology, Inc.
• 2014-04-23 Listed $99,900 MLS Technology, Inc.

Property tax history

-20.1%/yr

Latest (2025): $60 · +5.3% YoY. Source: county tax records.