53186 S 36640 Rd · Terlton, OK 74081

$115,000

4 bd · 2.5 ba · 1,560 sqft · SingleFamily · 17 Days on market

Built 1998 Fair condition 4.98 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks

Investor special with land and potential! Sitting on 5 acres, this 4-bedroom, 3-bath, 2-story home offers a rare opportunity to create your dream property. Originally started in 1998 and not completely finished, the home is ready for someone to bring it back to life and finish it to their style. The land is a standout feature, with a large portion already cleared and a peaceful pond that adds to the property’s charm. Utilities are already in place with water and electric available, making your project that much easier. With space, privacy, and endless possibilities, this property is perfect for someone looking to build equity and make something truly their own. Don’t miss the ch

Key facts

• Utilities in place
• 5 acres
• Peaceful pond

Tags

• 5 ACRES
• PEACEFUL POND
• UTILITIES IN PLACE
• LARGE PORTION CLEARED

Property features AI

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Rural water source; Sewer not available
• Home design: Two-story home; Faces east; Crawlspace foundation
• Construction: Built (year per public records); Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered porch; Gravel driveway; Property includes mature trees; Farm/ranch-style lot; Horses allowed; Views or proximity to Keystone Lake (within 10 miles)

Interior

• Kitchen: Country-style kitchen
• Bedrooms: Master bedroom with private bath and walk-in closet (Second level); Additional bedroom (First level); Two additional bedrooms (Second level)
• Bathrooms: Two full bathrooms (one is a master bath, both with bathtubs); One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Vinyl windows; Accessible doors
• Laundry & utility: Utility room located inside (First level); No hot water (appliance noted)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#471 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 $113,275 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.9%
• Equity multiple: 2.30×
• Total profit: $41,810
• Equity at exit: $51,709

10-year hold

• IRR: 23.8%
• Equity multiple: 4.41×
• Total profit: $109,743
• Equity at exit: $79,690

Cash invested: $32,200 (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 74081

• Active inventory: 23
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $439

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $518	-5% $478	+0% $439	+5% $399	+10% $359
Rent	-10% $315	-5% $377	+0% $439	+5% $500	+10% $562
Rate	-1.0pp $496	-0.5pp $468	base $439	+0.5pp $409	+1.0pp $378

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $115,000 Active 17 DOM
2. 2026-06-17
   days on market $115,000 Active 16 DOM
3. 2026-06-16
   days on market $115,000 Active 15 DOM
4. 2026-06-15
   days on market $115,000 Active 14 DOM
5. 2026-06-13
   days on market $115,000 Active 12 DOM
6. 2026-06-10
   days on market $115,000 Active 9 DOM
7. 2026-06-09
   days on market $115,000 Active 8 DOM
8. 2026-06-08
   days on market $115,000 Active 7 DOM
9. 2026-06-07
   days on market $115,000 Active 6 DOM
10. 2026-06-03
    days on market $115,000 Active 2 DOM
11. 2026-06-02
    remarks 687-char remark
12. 2026-06-02
    listed $115,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,734
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$3,345
• Taxable income: $3,649
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,387/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.

Condition & rehab AI · 12 photos

Fair 45/100 Extensive rehab

This property requires extensive renovations, including exterior siding, interior drywall, flooring, HVAC, and landscaping, to bring it up to a fair condition and increase its value.

Repairs flagged

• Major Exterior siding — Exposed framing and unfinished siding.
• Major Interior drywall — Exposed drywall and unfinished interior.
• Major Flooring — Exposed concrete floors in the interior.
• Major HVAC/mechanicals — No visible HVAC or mechanical systems in the interior photos.

Value-add opportunities

• Both Paint and finish interior drywall — Painting and finishing the interior drywall would improve the appearance and increase both resale and rental value.
• Both Install flooring — Installing flooring would improve the appearance and increase both resale and rental value.
• Both Install HVAC and mechanical systems — Installing HVAC and mechanical systems would improve the functionality and increase both resale and rental value.
• Both Landscaping and curb appeal — Landscaping and curb appeal would improve the overall appearance and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed framing and unfinished siding.	Major	$15,000–50,000
Interior drywall · Exposed drywall and unfinished interior.	Major	$15,000–50,000
Flooring · Exposed concrete floors in the interior.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC or mechanical systems in the interior photos.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint and finish interior drywall — Painting and finishing the interior drywall would improve the appearance and increase both resale and rental value. ↑
• Both Install flooring — Installing flooring would improve the appearance and increase both resale and rental value. ↑
• Both Install HVAC and mechanical systems — Installing HVAC and mechanical systems would improve the functionality and increase both resale and rental value. ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal would improve the overall appearance and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Terlton

• Score: 57/100
• State rank: #471
• US rank: #21898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,008

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Native American 6%
• Common ancestry: Slovak 2% Scottish 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-01 Listed $115,000 MLS Technology, Inc.