520 N 6th · Carmen, OK 73726

$160,000

3 bd · 2.0 ba · 2,472 sqft · SingleFamily public records · 154 Days on market

Built 1977 0.96 ac lot

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The sale of the property is made on as "As Is", "Where Is" and "with All Faults"

Key facts

• 0.96 acre lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: Attached 2-car garage; Attached parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story; Brick veneer construction
• Construction: Composition roof
• Exterior features: Wood fencing; Corner lot; Circular driveway

Interior

• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Entrance foyer; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-10 ($-124/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (22.3% below list).
• Recommended offer: $124k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#169 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Alva (town): math 29% / reading 32% proficiency, ranked #55 of 270 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Es (235 students, 0% FRL); Alva Ms (math 20% / reading 27%, grade F, #113 of 345 statewide, top 34%, 241 students, 0% FRL); Alva Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 263 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Alfalfa County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,303 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.41×
• Total profit: $18,567
• Equity at exit: $71,943

10-year hold

• IRR: 9.9%
• Equity multiple: 2.49×
• Total profit: $66,971
• Equity at exit: $110,873

Cash invested: $44,800 (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 73726

• Active inventory: 3
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-10

Break-even live

Break-even rent $1,256

Max offer price $158,178

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $35	+0% $-10	+5% $-56	+10% $-101
Rent	-10% $-109	-5% $-59	+0% $-10	+5% $39	+10% $88
Rate	-1.0pp $70	-0.5pp $30	base $-10	+0.5pp $-52	+1.0pp $-94

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $160,000 Active 154 DOM
2. 2026-06-21
   days on market $160,000 Active 153 DOM
3. 2026-06-18
   days on market $160,000 Active 151 DOM
4. 2026-06-17
   days on market $160,000 Active 150 DOM
5. 2026-06-17
   days on market $160,000 Active 149 DOM
6. 2026-06-09
   days on market $160,000 Active 147 DOM
7. 2026-06-08
   days on market $160,000 Active 146 DOM
8. 2026-06-08
   days on market $160,000 Active 145 DOM
9. 2026-06-07
   days on market $160,000 Active 144 DOM
10. 2026-06-04
    days on market $160,000 Active 141 DOM
11. 2026-06-02
    days on market $160,000 Active 140 DOM
12. 2026-06-01
    days on market $160,000 Active 139 DOM
13. 2026-05-31
    days on market $160,000 Active 138 DOM
14. 2026-05-19
    price $160,000
15. 2026-03-17
    price $175,000
16. 2026-01-12
    listed $180,000 Active
17. 2022-09-09
    soldstatus $160,000

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$401/yr (+$33/mo · 38.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,916
• − Mortgage interest: −$8,962
• − Property taxes: −$1,039
• − Insurance: −$800
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$4,655
• Taxable loss: −$2,926
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $579/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: Alva
• NCES district ID: 4002880
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $51,292
• Composite: 26.74/100
• National rank: #7141
• State rank: #55 of 270 in OK

Livability — Carmen

• Score: 64/100
• State rank: #169
• US rank: #13820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carmen, OK
• Population (ZIP): 445

Population outlook (Alfalfa County) Hauer SSP2

• Today (2025): 6,473 people
• By 2030: 6,888 · +6.4%
• By 2040: 7,852 · +21.3%
• By 2050: 9,078 · +40.2%
• By 2075: 11,842 · +82.9%
• By 2100: 12,675 · +95.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 4% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Spanish 3% German/W. Germanic 0%

Political lean MEDSL · Alfalfa

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.5%
• 2008→2024 swing: -10.4pp toward R · 2008: -66.2pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+77.2 2016: R+76.0 2012: R+69.4 2008: R+66.2

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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $160,000 NWOAR
• 2026-03-17 Price Changed $175,000 NWOAR
• 2026-01-12 Listed $180,000 NWOAR
• 2022-09-09 Sold (Public Records) $160,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,039 · -29.0% YoY. Source: county tax records.