313 E Davis Ave · Tipton, OK 73570

$74,000

2 bd · 1.0 ba · 962 sqft · SingleFamily public records · 70 Days on market

Built 1955 3,498 sqft lot

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Why this score? — see what drove the C+ 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Nice two bedroom home with New Central H/A UNIT & all new duck work. Has some new insulation in attic. Water heater is less than two years old. Home has tile floors in kitchen, dining area & bathroom. All other floors are hardwood. Home has wood faux blinds, ceiling fans, storm doors & Attached garage with garage doors on both sides. Attached carport. Both bedrooms have nice size closets, kitchen has formica counter tops, Large backyard with mature pecan tree.

Key facts

• Drive-through garage
• Gas stove
• Tile backsplash

Tags

• DRIVE-THROUGH GARAGE
• ORIGINAL HARDWOOD FLOORS
• SOLID SURFACE COUNTERTOPS
• TILE BACKSPLASH
• GAS STOVE
• REFRIGERATOR 3 YEARS OLD

Property features AI

Finance

• Other: Existing property; Not a model home; Occupied: No
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Public water and sewer (assumed from property type and location)
• Home design: Single family residence; One-level
• Construction: Frame construction; Composition roof; Combination foundation
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Gas range
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Window treatments; Gas log fireplace
• Laundry & utility: Water heater; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $74k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#523 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Tipton (rural): math 15% / reading 15% proficiency, ranked #471 of 513 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tipton Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 149 students, 0% FRL); Tipton Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 75 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $75 of equity ($512 loan paydown + $-437 appreciation (-0.6% local appreciation)).
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $31,746
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 N Broadway St	0.22mi	2/1.0	1,072 (+11%)	19mo	$35,000	$33	55

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

Projected returns pro-forma

-0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.30×
• Total profit: $6,301
• Equity at exit: $19,328

10-year hold

• IRR: 12.4%
• Equity multiple: 2.28×
• Total profit: $26,512
• Equity at exit: $21,574

Cash invested: $20,720 (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 73570

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $165

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 76%

Sensitivity live

Price	-10% $216	-5% $190	+0% $165	+5% $139	+10% $113
Rent	-10% $97	-5% $131	+0% $165	+5% $198	+10% $232
Rate	-1.0pp $202	-0.5pp $183	base $165	+0.5pp $145	+1.0pp $126

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $74,000 Active 70 DOM
2. 2026-06-18
   days on market $74,000 Active 68 DOM
3. 2026-06-17
   days on market $74,000 Active 67 DOM
4. 2026-06-16
   days on market $74,000 Active 66 DOM
5. 2026-06-15
   days on market $74,000 Active 65 DOM
6. 2026-06-13
   days on market $74,000 Active 63 DOM
7. 2026-06-12
   days on market $74,000 Active 62 DOM
8. 2026-06-09
   days on market $74,000 Active 59 DOM
9. 2026-06-08
   days on market $74,000 Active 58 DOM
10. 2026-06-08
    days on market $74,000 Active 57 DOM
11. 2026-06-05
    days on market $74,000 Active 55 DOM
12. 2026-06-04
    days on market $74,000 Active 53 DOM
13. 2026-06-02
    days on market $74,000 Active 52 DOM
14. 2026-06-01
    days on market $74,000 Active 51 DOM
15. 2026-05-31
    days on market $74,000 Active 50 DOM
16. 2026-04-11
    listed $79,000 Active
17. 2023-07-31
    soldstatus $55,000
18. 2023-07-28
    soldstatus $55,000 Closed 477-char remark

    Show marketing remark (477 chars)

    Nice two bedroom home with New Central H/A UNIT & all new duck work. Has some new insulation in attic. Water heater is less than two years old. Home has tile floors in kitchen, dining area & bathroom. All other floors are hardwood. Home has wood faux blinds, ceiling fans, storm doors & Attached garage with garage doors on both sides. Attached carport. Both bedrooms have nice size closets, kitchen has formica counter tops, Large backyard with mature pecan tree.

19. 2023-05-22
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Nice two bedroom home with New Central H/A UNIT & all new duck work. Has some new insulation in attic. Water heater is less than two years old. Home has tile floors in kitchen, dining area & bathroom. All other floors are hardwood. Home has wood faux blinds, ceiling fans, storm doors & Attached garage with garage doors on both sides. Attached carport. Both bedrooms have nice size closets, kitchen has formica counter tops, Large backyard with mature pecan tree.

20. 2023-05-16
    listed $55,000 Active 477-char remark

    Show marketing remark (477 chars)

    Nice two bedroom home with New Central H/A UNIT & all new duck work. Has some new insulation in attic. Water heater is less than two years old. Home has tile floors in kitchen, dining area & bathroom. All other floors are hardwood. Home has wood faux blinds, ceiling fans, storm doors & Attached garage with garage doors on both sides. Attached carport. Both bedrooms have nice size closets, kitchen has formica counter tops, Large backyard with mature pecan tree.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $10,268
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,153
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $1,772/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: Tipton
• NCES district ID: 4030030
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $38,655
• Composite: 16.13/100
• National rank: #14284
• State rank: #471 of 513 in OK

Livability — Tipton

• Score: 56/100
• State rank: #523
• US rank: #22777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tipton, OK
• Population (ZIP): 940

Population outlook (Tillman County) Hauer SSP2

• Today (2025): 6,949 people
• By 2030: 6,737 · -3.1%
• By 2040: 6,402 · -7.9%
• By 2050: 6,364 · -8.4%
• By 2075: 7,335 · +5.6%
• By 2100: 9,166 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 11% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 7% Greek 2% Russian 2%
• Foreign-born: 1% · Canada
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Tillman

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -23.8pp toward R · 2008: -35.6pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.6 2016: R+47.6 2012: R+33.4 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.59%
• Current HPI: 195.9178
• 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

+43.6% since first listed

5 events — show timeline

• 2026-04-11 Listed $79,000 MLSOK
• 2023-07-31 Sold (Public Records) $55,000 Public Records
• 2023-07-28 Sold (MLS) $55,000 MLSOK
• 2023-05-22 Pending — MLSOK
• 2023-05-16 Listed $55,000 MLSOK

Property tax history

-6.0%/yr

Latest (2025): $110 · -82.9% YoY. Source: county tax records.