411 W Nebraska Ave · Walters, OK 73572

$8,900

2 bd · 1.0 ba · 971 sqft · SingleFamily public records · 180 Days on market

Built 1950 3,498 sqft lot ↓ 39% since listing

---

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 +15.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

1/1 investor only house on a nice corner lot with mature trees. The house needs complete remodel.

Key facts

• 3,498 sq ft lot
• Built 1950
• Listed 179 days

Property features AI

Finance

• Other: Property assessed as residential; Lot features listed as 'Other'; Lot size approximately 0.0803 acres; Living area reported as 971 (source: assessor); Corner lot location: corner of West Nebraska and S 8th in Walters, OK; Occupied: No; Home warranty: No; Conditions affecting sale: None
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No flood insurance required (per record); No additional utility details provided
• Home design: Single family residence; One-story; Existing property
• Construction: Aluminum siding and other construction materials; Composition roof; Conventional foundation
• Exterior features: No exterior features listed

Interior

• Kitchen: Kitchen present
• Bedrooms: 1 bedroom (Primary Bedroom listed)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Vinyl flooring; No fireplace; No designated study; Three total rooms including living area
• Laundry & utility: No specific laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $9k).
• Recommended offer: $8k (12.0% below list) — sets the bar for market timing.

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 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 $584 of equity ($62 loan paydown + $522 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $7,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 9.63% ✓
• Cap rate: 88.13%
• Cash-on-cash: 292.26%
• DSCR: 14.00
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $32,043
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 E Iowa Ave	0.71mi	2/1.0	900 (-7%)	11mo	$73,000	$81	46
226 E Iowa St	0.58mi	2/1.0	1,092 (+12%)	10mo	$36,000	$33	44
309 E Washington	0.55mi	2/1.0	1,100 (+13%)	10mo	$18,000	$16	44

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: —
• Equity multiple: 17.52×
• Total profit: $41,173
• Equity at exit: $5,520

10-year hold

• IRR: —
• Equity multiple: 37.47×
• Total profit: $90,894
• Equity at exit: $9,945

Cash invested: $2,492 (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: 0.9×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$47
• Tax from tax record: −$20 /mo · $234/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $607

Break-even live

Break-even rent $88

Max offer price $8,900

Occupancy floor 24%

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: $2,225
• Closing costs: $267
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-23
   price $8,900
2. 2026-04-05
   price $9,500
3. 2026-03-07
   price $9,999
4. 2026-02-09
   price $12,500
5. 2025-11-28
   listed $14,500 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: $234 · $20/mo
• Projected year-2 tax: $234 · $20/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 ≥111°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: $10,281
• − Mortgage interest: −$499
• − Property taxes: −$234
• − Insurance: −$44
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$259
• Taxable income: $7,600
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $5,459/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

-38.6% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $8,900 MLSOK
• 2026-04-05 Price Changed $9,500 MLSOK
• 2026-03-07 Price Changed $9,999 MLSOK
• 2026-02-09 Price Changed $12,500 MLSOK
• 2025-11-28 Listed $14,500 MLSOK

Property tax history

+9.1%/yr

Latest (2025): $234 · -2.9% YoY. Source: county tax records.