502 E Wyoming St · Walters, OK 73572

$75,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 11 Days on market

Built 1960 0.31 ac lot Est $85k · 11% under

---

Why this score? — see what drove the A- 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
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

For more information contact Real Estate Experts, LLC at 580 248 2600 or visit staceandreedy.com. Opportunity awaits in Walters! This 3-bedroom, 1.75-bath home offers great potential for investors, renovators, or buyers looking to add their personal touch. Features include an open floor plan, spacious utility room with sink, and a 2-car garage. Situated on three city lots, the property provides ample outdoor space for gardening, recreation, or future projects. A finished outbuilding in the backyard offers flexibility for a workshop, hobby space, office, or storage. With solid bones and plenty of room to grow, this property is ready for its next chapter. Give us a call for your private tour.

Key facts

• Ample outdoor space
• Open floor plan
• Finished outbuilding

Tags

• OPEN FLOOR PLAN
• SPACIOUS UTILITY ROOM
• AMPLE OUTDOOR SPACE
• FINISHED OUTBUILDING

Property features AI

Exterior

• Parking: 2 parking spaces total; 2 covered spaces; 2-car garage with garage door opener; Driveway; Open parking available
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Frame construction; Composition roof; Crawl space foundation; Built with a workshop structure
• Exterior features: Covered patio and porch; Porch; Chain link fence; Workshop (outbuilding)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Storm windows; Window coverings
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 64/100 on livability (#165 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Walters (town): math 22% / reading 25% proficiency, ranked #122 of 270 in OK (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walters Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 274 students, 0% FRL); Walters Ms (math 12% / reading 22%, grade F, #193 of 345 statewide, top 60%, 140 students, 0% FRL); Walters Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 196 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $4k appreciation (5.9% local appreciation)).
• Cotton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $75,000

Questions for the listing agent

1. Built in 1960 — 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: 1.53% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 E Ohio	0.24mi	3/1.5	1,400 (+4%)	4mo	$109,000	$78	76
120 E Indiana	0.35mi	2/2.0 (-1)	1,300 (-3%)	9mo	$140,000	$108	66
227 E California St	0.62mi	3/1.0	1,336 (-1%)	2mo	$65,000	$49	64
125 Lions Cv	0.32mi	4/2.0 (+1)	1,400 (+4%)	17mo	$155,000	$111	59
603 E California St	0.63mi	3/2.0	1,400 (+4%)	8mo	$133,600	$95	57
103 Thurman Dr	0.73mi	3/2.0	1,307 (-3%)	6mo	$175,000	$134	56
104 S Ross St	0.62mi	3/1.0	1,326 (-1%)	11mo	$53,000	$40	56
514 E Washington Ave	0.35mi	3/1.5	1,500 (+12%)	9mo	$89,500	$60	55
121 E Texas	0.42mi	2/2.0 (-1)	1,200 (-11%)	4mo	$59,900	$50	54
201 W Nebraska Ave	0.69mi	3/1.0	1,393 (+4%)	6mo	$88,000	$63	52
310 E Washington	0.37mi	3/1.5	1,200 (-11%)	19mo	$12,000	$10	47
312 E California	0.57mi	2/2.0 (-1)	1,389 (+3%)	21mo	$65,000	$47	45

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

Projected returns pro-forma

5.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.28×
• Total profit: $47,781
• Equity at exit: $46,514

10-year hold

• IRR: 32.9%
• Equity multiple: 6.70×
• Total profit: $119,779
• Equity at exit: $83,809

Cash invested: $21,000 (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 73572

• Home prices YoY: 3.1%
• Active inventory: 19
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $420

Break-even live

Break-even rent $619

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $75,000 Active 11 DOM
2. 2026-06-18
   days on market $75,000 Active 10 DOM
3. 2026-06-17
   days on market $75,000 Active 9 DOM
4. 2026-06-16
   days on market $75,000 Active 8 DOM
5. 2026-06-15
   days on market $75,000 Active 7 DOM
6. 2026-06-14
   days on market $75,000 Active 5 DOM
7. 2026-06-13
   days on market $75,000 Active 4 DOM
8. 2026-06-10
   days on market $75,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $75,000 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: $774 · $64/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,802
• − Mortgage interest: −$4,201
• − Property taxes: −$774
• − Insurance: −$375
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,182
• Taxable income: $4,062
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $4,060/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: Walters
• NCES district ID: 4031470
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $48,681
• Composite: 20.68/100
• National rank: #8530
• State rank: #122 of 270 in OK

Livability — Walters

• Score: 64/100
• State rank: #165
• US rank: #13750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walters, OK
• Population (ZIP): 3,194

Population outlook (Cotton County) Hauer SSP2

• Today (2025): 5,847 people
• By 2030: 5,759 · -1.5%
• By 2040: 5,619 · -3.9%
• By 2050: 5,550 · -5.1%
• By 2075: 5,839 · -0.1%
• By 2100: 6,503 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 12% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Italian 2% European 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Cotton

• 2024 margin: Solid R (+66.8) · D 15.6% · R 82.5% · Other 1.9%
• 2008→2024 swing: -22.4pp toward R · 2008: -44.4pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+67.0 2016: R+62.6 2012: R+46.4 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.87%
• Current HPI: 193.3992
• 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

+11.9% since first listed

6 events — show timeline

• 2026-06-04 Listed $75,000 LBRMLS
• 2025-10-06 Listing Removed — MLSOK
• 2025-09-08 Price Changed $92,000 MLSOK
• 2025-08-29 Listed $100,000 MLSOK
• 2008-03-03 Sold (Public Records) $90,000 Public Records
• 2000-08-19 Sold (Public Records) $67,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $774 · -5.6% YoY. Source: county tax records.