514 W Tom Stafford St · Weatherford, OK 73096

$105,000

2 bd · 1.0 ba · 798 sqft · SingleFamily public records · 220 Days on market

Built 1940 4,500 sqft lot Est $89k · 19% over

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Why this score? — see what drove the F 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 +12.0/30.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing a cozy 2-bed, 1-bath home in Weatherford, OK, nestled in a serene alley setting. Spanning 789 sq ft, this charming property boasts inviting wood floors and a stylish tile kitchen floor. Enjoy the convenience of washer/dryer hookups and relax on the stained and sealed front and back porches overlooking a private backyard retreat. Perfect for those seeking privacy without sacrificing convenience, this home offers a peaceful haven in a central location close to amenities. Don't miss out on the opportunity to make this your own slice of tranquility in Weatherford!

Key facts

• Laundry room
• Carport
• Cute white kitchen

Tags

• SPACIOUS LIVING ROOM
• CUTE WHITE KITCHEN
• UPDATED LIVING ROOM FLOORS
• LAUNDRY ROOM
• CARPORT
• FENCED BACKYARD

Property features AI

Finance

• Other: Homestead exemption claimed
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Residential property; Existing property
• Construction: Brick construction; Composition roof; Conventional foundation
• Exterior features: Covered porch; Interior lot

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-25 ($-305/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (20.4% below list).
• Recommended offer: $84k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.2% in Weatherford — 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 70/100 on livability (#44 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Weatherford (town): math 28% / reading 26% proficiency, ranked #83 of 270 in OK (top 31%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Burcham Es (534 students, 0% FRL); Weatherford Ms (math 24% / reading 23%, grade F, #113 of 345 statewide, top 34%, 345 students, 0% FRL); Weatherford Hs (math 32% / reading 37%, grade F, #48 of 447 statewide, top 14%, 636 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: 233 active listings in the ZIP; 28 units permitted in Custer County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,606 (20.4% 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 220 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — 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. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $88,578
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N 7th St	0.09mi	2/1.0	880 (+10%)	5mo	$97,500	$111	75
614 W Franklin St	0.11mi	2/1.0	720 (-10%)	6mo	$62,000	$86	73
615 W Franklin St	0.10mi	2/1.0	728 (-9%)	11mo	$90,000	$124	72
315 E Huber	0.57mi	2/1.0	780 (-2%)	7mo	$40,000	$51	64
306 E Franklin Ave	0.52mi	2/1.0	802 (+0%)	18mo	$105,000	$131	60
508 N Bradley St	0.53mi	2/1.0	884 (+11%)	3mo	$90,000	$102	55
512 N Bradley St	0.54mi	2/1.0	884 (+11%)	3mo	$45,000	$51	54
817 N Indiana St	0.73mi	2/1.0	748 (-6%)	21mo	$89,000	$119	38

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-18,644
• Equity at exit: $15,656

10-year hold

• IRR: -10.3%
• Equity multiple: 0.38×
• Total profit: $-18,365
• Equity at exit: $9,078

Cash invested: $29,400 (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 73096

• Home prices YoY: -7.1%
• Active inventory: 233
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $-25

Break-even live

Break-even rent $868

Max offer price $100,514

Occupancy floor 98%

Sensitivity live

Price	-10% $34	-5% $4	+0% $-25	+5% $-55	+10% $-85
Rent	-10% $-91	-5% $-58	+0% $-25	+5% $8	+10% $41
Rate	-1.0pp $27	-0.5pp $1	base $-25	+0.5pp $-53	+1.0pp $-80

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-12
   statusdays on market $105,000 Pending 220 DOM
2. 2026-06-09
   days on market $105,000 Active 217 DOM
3. 2026-06-08
   days on market $105,000 Active 216 DOM
4. 2026-06-08
   days on market $105,000 Active 215 DOM
5. 2026-06-07
   days on market $105,000 Active 214 DOM
6. 2026-06-04
   days on market $105,000 Active 211 DOM
7. 2026-06-02
   days on market $105,000 Active 210 DOM
8. 2026-06-01
   days on market $105,000 Active 209 DOM
9. 2026-05-31
   days on market $105,000 Active 208 DOM
10. 2026-05-18
    price $105,000
11. 2025-12-06
    price $110,000
12. 2025-11-04
    listed $115,000 Active
13. 2024-07-30
    soldstatus $100,000
14. 2024-07-29
    soldstatus $100,000 Closed 578-char remark

    Show marketing remark (578 chars)

    Introducing a cozy 2-bed, 1-bath home in Weatherford, OK, nestled in a serene alley setting. Spanning 789 sq ft, this charming property boasts inviting wood floors and a stylish tile kitchen floor. Enjoy the convenience of washer/dryer hookups and relax on the stained and sealed front and back porches overlooking a private backyard retreat. Perfect for those seeking privacy without sacrificing convenience, this home offers a peaceful haven in a central location close to amenities. Don't miss out on the opportunity to make this your own slice of tranquility in Weatherford!

15. 2024-06-25
    status Pending 578-char remark

    Show marketing remark (578 chars)

    Introducing a cozy 2-bed, 1-bath home in Weatherford, OK, nestled in a serene alley setting. Spanning 789 sq ft, this charming property boasts inviting wood floors and a stylish tile kitchen floor. Enjoy the convenience of washer/dryer hookups and relax on the stained and sealed front and back porches overlooking a private backyard retreat. Perfect for those seeking privacy without sacrificing convenience, this home offers a peaceful haven in a central location close to amenities. Don't miss out on the opportunity to make this your own slice of tranquility in Weatherford!

16. 2024-06-20
    listed $105,000 Active 578-char remark

    Show marketing remark (578 chars)

    Introducing a cozy 2-bed, 1-bath home in Weatherford, OK, nestled in a serene alley setting. Spanning 789 sq ft, this charming property boasts inviting wood floors and a stylish tile kitchen floor. Enjoy the convenience of washer/dryer hookups and relax on the stained and sealed front and back porches overlooking a private backyard retreat. Perfect for those seeking privacy without sacrificing convenience, this home offers a peaceful haven in a central location close to amenities. Don't miss out on the opportunity to make this your own slice of tranquility in Weatherford!

17. 2022-08-29
    soldstatus $80,000 Sold 46-char remark

    Show marketing remark (46 chars)

    Adorable 2 bed/1 bath house with many updates.

18. 2022-08-19
    historical 46-char remark

    Show marketing remark (46 chars)

    Adorable 2 bed/1 bath house with many updates.

19. 2022-08-18
    listed $80,000 46-char remark

    Show marketing remark (46 chars)

    Adorable 2 bed/1 bath house with many updates.

20. 2018-08-24
    soldstatus $70,000
21. 2018-06-05
    soldstatus $84,500
22. 2017-04-10
    listed $75,000
23. 2015-03-24
    soldstatus $27,500
24. 2015-03-18
    soldstatus $27,500
25. 2015-03-18
    listed $27,500

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,033
• − Mortgage interest: −$5,882
• − Property taxes: −$1,098
• − Insurance: −$525
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$3,055
• Taxable loss: −$2,132
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $207/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: Weatherford
• NCES district ID: 4032070
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 26% ▼ -15.00%
• Median HH income: $45,799
• Composite: 23.33/100
• National rank: #7916
• State rank: #83 of 270 in OK

Livability — Weatherford

• Score: 70/100
• State rank: #44
• US rank: #7987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherford, OK
• Population (ZIP): 14,282

Population outlook (Custer County) Hauer SSP2

• Today (2025): 34,356 people
• By 2030: 37,162 · +8.2%
• By 2040: 43,354 · +26.2%
• By 2050: 50,458 · +46.9%
• By 2075: 71,075 · +106.9%
• By 2100: 91,129 · +165.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 12% Native American 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+53.2) · D 22.4% · R 75.7% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: -49.3pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+53.2 2016: R+54.3 2012: R+51.9 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.63%
• Current HPI: 230.2732
• 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

+281.8% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $105,000 MLSOK
• 2025-12-06 Price Changed $110,000 MLSOK
• 2025-11-04 Listed $115,000 MLSOK
• 2024-07-30 Sold (Public Records) $100,000 Public Records
• 2024-07-29 Sold (MLS) $100,000 MLSOK
• 2024-06-25 Pending — MLSOK
• 2024-06-20 Listed $105,000 MLSOK
• 2022-08-29 Sold (MLS) $80,000 MLSOK
• 2022-08-19 Listing Removed — MLSOK
• 2022-08-18 Listed $80,000 MLSOK
• 2018-08-24 Sold (MLS) $70,000 MLSOK
• 2018-06-05 Sold (Public Records) $84,500 Public Records
• 2017-04-10 Listed $75,000 MLSOK
• 2015-03-24 Sold (Public Records) $27,500 Public Records
• 2015-03-18 Listed $27,500 MLSOK
• 2015-03-18 Sold (MLS) $27,500 MLSOK

Property tax history

+17.5%/yr

Latest (2025): $1,098 · +210.2% YoY. Source: county tax records.