530 E Sparks St · Dustin, OK 74839

$85,000

2 bd · 1.0 ba · 1,423 sqft · SingleFamily public records · 59 Days on market

Built 1976 0.93 ac lot ↓ 5% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Space, Storage, and Opportunity all in One! This 3-bedroom 1 bath property offers a large carport, shop, several outbuildings, and sets on multiple lots. Plenty of room for Hobbies, Equipment, or Future Possibilities. There is a 2nd Full bathroom not completed.

Key facts

• 0.93 acre lot
• 2 garage spots
• Built 1976

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Carport; Garage workshop; Garage storage; Shelves in garage
• Security: Storm shelter
• Utilities: Public water; Septic tank sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Faces south; Slab foundation
• Construction: Vinyl siding; Wood siding; Wood frame construction; Asphalt/fiberglass roof; Built (year from public records)
• Exterior features: Mature trees; Workshop (other structure); Storm shelter; Horses allowed

Interior

• Kitchen: Range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: High ceilings; Ceiling fan(s); High speed internet; Laminate counters; Aluminum window frames; Electric oven/range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#684 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in Hughes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k 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 ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $230,526
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 S Mccann Ave	0.67mi	3/1.0 (+1)	1,232 (-13%)	24mo	$200,000	$162	21

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 2.16×
• Total profit: $27,563
• Equity at exit: $38,220

10-year hold

• IRR: 21.5%
• Equity multiple: 4.11×
• Total profit: $73,902
• Equity at exit: $58,901

Cash invested: $23,800 (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 74839

• Active inventory: 12
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $272

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 59 DOM
2. 2026-06-17
   days on market $85,000 Active 58 DOM
3. 2026-06-16
   days on market $85,000 Active 57 DOM
4. 2026-06-15
   days on market $85,000 Active 56 DOM
5. 2026-06-13
   days on market $85,000 Active 54 DOM
6. 2026-06-12
   days on market $85,000 Active 53 DOM
7. 2026-06-09
   days on market $85,000 Active 50 DOM
8. 2026-06-08
   days on market $85,000 Active 49 DOM
9. 2026-06-08
   days on market $85,000 Active 48 DOM
10. 2026-06-05
    days on market $85,000 Active 46 DOM
11. 2026-06-04
    days on market $85,000 Active 44 DOM
12. 2026-06-02
    days on market $85,000 Active 43 DOM
13. 2026-06-01
    days on market $85,000 Active 42 DOM
14. 2026-05-31
    days on market $85,000 Active 41 DOM
15. 2026-05-05
    price $94,000
16. 2026-04-21
    listed $99,000 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,050
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,473
• Taxable income: $2,028
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $2,774/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)

No district data.

Livability — Dustin

• Score: 49/100
• State rank: #684
• US rank: #25959

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dustin, OK
• Population (ZIP): 675

Population outlook (Hughes County) Hauer SSP2

• Today (2025): 13,323 people
• By 2030: 13,172 · -1.1%
• By 2040: 13,060 · -2.0%
• By 2050: 13,130 · -1.4%
• By 2075: 13,932 · +4.6%
• By 2100: 14,649 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 63% Native American 25% Hispanic / Latino 5% Black 4% Two or more races 3% Pacific Islander 3%
• Common ancestry: Slovak 1% Lithuanian 1%

Political lean MEDSL · Hughes

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.4% · Other 1.8%
• 2008→2024 swing: -33.1pp toward R · 2008: -29.4pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+60.9 2016: R+53.6 2012: R+34.9 2008: R+29.4

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

-5.1% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $94,000 MLS Technology, Inc.
• 2026-04-21 Listed $99,000 MLS Technology, Inc.

Property tax history

+4.3%/yr

Latest (2025): $73 · -0.4% YoY. Source: county tax records.