704 Rabon Dr · Stratford, OK 74872

$55,000

3 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 247 Days on market

Built 1965 0.28 ac lot ↓ 8% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This 3-bedroom, 2-bath home offers 1,712 square feet of comfortable living space, perfect for families or anyone seeking room to spread out. Inside, you’ll find a welcoming layout with a large living area, a well-equipped kitchen, and generously sized bedrooms. Situated in a quiet neighborhood in Stratford, this home provides small-town charm while keeping you close to local schools, parks, and community amenities. With its spacious floor plan and great location, this property offers an excellent opportunity for anyone looking to call Stratford home.

Key facts

• 0.28 acre lot
• Built 1965
• Listed 246 days

Property features AI

Finance

• Other: Lot features: Other; Lot size approximately 0.2755 acres
• Financial info: Sold as-is condition; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not claimed
• Home design: Single family residence; One-story; Residential property; Existing construction
• Construction: Frame construction; Composition roof; Combination foundation; Built (existing) — year not specified
• Exterior features: Outbuildings

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#291 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Stratford (rural): math 27% / reading 22% proficiency, ranked #130 of 270 in OK (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stratford Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 307 students, 0% FRL); Stratford Hs (math 34% / reading 44%, grade F, #37 of 447 statewide, top 9%, 186 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $3k appreciation (5.5% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, 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 247 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
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: 2.19% ✓
• Cap rate: 19.32%
• Cash-on-cash: 46.54%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $195,168
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 N Elm St	0.32mi	3/2.5	1,845 (+8%)	18mo	$225,000	$122	55
510 N Hyden	0.16mi	3/1.5	1,477 (-14%)	21mo	$168,000	$114	50
131 S Willow	0.55mi	3/1.0	1,584 (-8%)	11mo	$170,000	$107	49
13510 County Road 3400	0.71mi	4/2.0 (+1)	1,780 (+4%)	11mo	$265,000	$149	46
113 S Spruce St	0.61mi	2/2.0 (-1)	1,600 (-6%)	20mo	$159,900	$100	39
300 Jan Dr	0.67mi	4/1.5 (+1)	1,500 (-12%)	10mo	$100,000	$67	33

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

Projected returns pro-forma

5.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.1%
• Equity multiple: 4.41×
• Total profit: $52,443
• Equity at exit: $33,001

10-year hold

• IRR: 52.3%
• Equity multiple: 9.11×
• Total profit: $124,907
• Equity at exit: $58,532

Cash invested: $15,400 (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 74872

• Home prices YoY: 1.9%
• Active inventory: 41
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $597

Break-even live

Break-even rent $446

Max offer price $55,000

Occupancy floor 45%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 247 DOM
2. 2026-06-18
   days on market $55,000 Active 246 DOM
3. 2026-06-17
   days on market $55,000 Active 245 DOM
4. 2026-06-16
   days on market $55,000 Active 244 DOM
5. 2026-06-15
   days on market $55,000 Active 243 DOM
6. 2026-06-14
   days on market $55,000 Active 241 DOM
7. 2026-06-12
   days on market $55,000 Active 240 DOM
8. 2026-06-09
   days on market $55,000 Active 237 DOM
9. 2026-06-08
   days on market $55,000 Active 236 DOM
10. 2026-06-07
    days on market $55,000 Active 235 DOM
11. 2026-06-05
    days on market $55,000 Active 232 DOM
12. 2026-06-03
    days on market $55,000 Active 231 DOM
13. 2026-06-02
    days on market $55,000 Active 230 DOM
14. 2026-06-01
    days on market $55,000 Active 229 DOM
15. 2026-05-31
    days on market $55,000 Active 228 DOM
16. 2026-05-30
    days on market $55,000 Active 227 DOM
17. 2026-04-28
    price $55,000
18. 2025-10-02
    listed $60,000 Active

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $496 · $41/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,430
• − Mortgage interest: −$3,081
• − Property taxes: −$496
• − Insurance: −$275
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,600
• Taxable income: $6,669
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $5,567/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: Stratford
• NCES district ID: 4028980
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $35,090
• Composite: 20.25/100
• National rank: #8622
• State rank: #130 of 270 in OK

Livability — Stratford

• Score: 61/100
• State rank: #291
• US rank: #17642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stratford, OK
• Population (ZIP): 3,102

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 18% Native American 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 3% European 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.54%
• Current HPI: 291.1099
• 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

-8.3% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $55,000 MLSOK
• 2025-10-02 Listed $60,000 MLSOK

Property tax history

+5.6%/yr

Latest (2025): $496 · +2.3% YoY. Source: county tax records.