211 W Corbin Ave · Altus, OK 73521

$85,000

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 8 Days on market

Built 1960 3,977 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy and inviting home features a dedicated bedroom and a versatile second room perfect for an office or guest space. Enjoy a separate dining area, and a fully equipped kitchen with a stove, range hood, and fridge. The home also includes a washer and dryer for added convenience. While there's no fence currently, a charming picket fence will soon be installed. A great option for anyone looking for a cute, low-maintenance home in a convenient location! "AS IS"

Key facts

• 3,977 sq ft lot
• Built 1960
• Listed 8 days

Property features AI

Finance

• Other: Occupied by owner; Model home: No; Homestead: No
• Financial info: Loan qualification: Yes; Assumable: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Utilities: Electricity available; Natural gas available; Public water/sewer
• Home design: Single-family residence; One story; Faces south; Residential property
• Construction: Frame and other construction materials; Composition roof; Combination foundation; Existing property
• Exterior features: Covered porch; Wood fencing; Lot features: Other

Interior

• Kitchen: Gas oven/stove
• Bedrooms: 2 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator; Warming drawer; Washer and dryer included; One fireplace (other type); Two living areas; One dining area
• Laundry & utility: Washer and dryer included

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 $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (2.5% below list).
• Recommended offer: $83k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 3.7% in Altus — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#151 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Altus (town): math 31% / reading 28% proficiency, ranked #69 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Altus Early Childhood Center (390 students, 0% FRL); Altus Hs (math 21% / reading 26%, grade F, #218 of 447 statewide, top 49%, 921 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 165 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $82,904 (2.5% below list)

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 D-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: 0.98% ✗
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $50,952
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 N Julian St	0.54mi	2/1.0	781 (+1%)	13mo	$45,000	$58	62
700 Judy Ave	0.45mi	3/1.0 (+1)	808 (+5%)	12mo	$53,480	$66	56
1519 N Willard St	0.32mi	2/1.0	864 (+12%)	11mo	$58,000	$67	56
1709 Oklahoma Dr	0.52mi	3/1.0 (+1)	871 (+13%)	8mo	$120,000	$138	42
713 Chris Ave	0.52mi	3/1.0 (+1)	832 (+8%)	21mo	$47,000	$56	40

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-3,994
• Equity at exit: $12,674

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $9,002
• Equity at exit: $7,349

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 73521

• Home prices YoY: -18.4%
• Active inventory: 165
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$20 /mo · $235/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $154

Break-even live

Break-even rent $634

Max offer price $85,000

Occupancy floor 76%

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 14 events

1. 2026-06-08
   statusdays on market $85,000 Pending 8 DOM
2. 2026-06-07
   days on market $85,000 Active 7 DOM
3. 2026-06-04
   days on market $85,000 Active 4 DOM
4. 2026-06-02
   days on market $85,000 Active 3 DOM
5. 2026-06-01
   days on market $85,000 Active 2 DOM
6. 2026-05-31
   remarks 605-char remark
7. 2026-05-31
   pricestatus $85,000 Active 1 DOM
8. 2026-05-08
   status Pending
9. 2026-05-07
   listed $80,000 Active
10. 2025-07-22
    soldstatus $70,000
11. 2025-07-18
    soldstatus $70,000 Closed 477-char remark

    Show marketing remark (477 chars)

    This cozy and inviting home features a dedicated bedroom and a versatile second room perfect for an office or guest space. Enjoy a separate dining area, and a fully equipped kitchen with a stove, range hood, and fridge. The home also includes a washer and dryer for added convenience. While there's no fence currently, a charming picket fence will soon be installed. A great option for anyone looking for a cute, low-maintenance home in a convenient location! "AS IS"

12. 2025-06-10
    status Pending 477-char remark

    Show marketing remark (477 chars)

    This cozy and inviting home features a dedicated bedroom and a versatile second room perfect for an office or guest space. Enjoy a separate dining area, and a fully equipped kitchen with a stove, range hood, and fridge. The home also includes a washer and dryer for added convenience. While there's no fence currently, a charming picket fence will soon be installed. A great option for anyone looking for a cute, low-maintenance home in a convenient location! "AS IS"

13. 2025-05-01
    listed $70,000 Active 477-char remark

    Show marketing remark (477 chars)

    This cozy and inviting home features a dedicated bedroom and a versatile second room perfect for an office or guest space. Enjoy a separate dining area, and a fully equipped kitchen with a stove, range hood, and fridge. The home also includes a washer and dryer for added convenience. While there's no fence currently, a charming picket fence will soon be installed. A great option for anyone looking for a cute, low-maintenance home in a convenient location! "AS IS"

14. 2002-04-09
    soldstatus $15,000

ⓘ 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: $235 · $20/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$530/yr (+$44/mo · 225.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $9,948
• − Mortgage interest: −$4,761
• − Property taxes: −$235
• − Insurance: −$425
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$2,473
• Taxable income: $463
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $1,739/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: Altus
• NCES district ID: 4002850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $40,607
• Composite: 24.91/100
• National rank: #7574
• State rank: #69 of 270 in OK

Livability — Altus

• Score: 65/100
• State rank: #151
• US rank: #13386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altus, OK
• City population: 20,574
• Population (ZIP): 20,352

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 15% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.26%
• Current HPI: 178.7106
• 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

+433.3% since first listed

7 events — show timeline

• 2026-05-08 Pending — MLSOK
• 2026-05-07 Listed $80,000 MLSOK
• 2025-07-22 Sold (Public Records) $70,000 Public Records
• 2025-07-18 Sold (MLS) $70,000 MLSOK
• 2025-06-10 Pending — MLSOK
• 2025-05-01 Listed $70,000 MLSOK
• 2002-04-09 Sold (Public Records) $15,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $235 · +4.9% YoY. Source: county tax records.