802 S Mission St · Anadarko, OK 73005

$99,000

3 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 219 Days on market

Built 1950 7,000 sqft lot Est $126k · 22% under ↓ 10% since listing

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +2.9/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Loaded with comfort and charm this darling 3 bedroom 2 bathroom home comes equipped with a full basement and lofted bedroom with attic access. This 1521 square feet (tax assessor) home is built on a beautiful corner lot that features concrete walkways, carport, privacy fence to the west, and a fenced patio perfect for enjoying time outside. Possible commercial location.

Key facts

• Lofted bedroom
• Attic access
• Carport

Tags

• FULL BASEMENT
• LOFTED BEDROOM
• ATTIC ACCESS
• CORNER LOT
• CONCRETE WALKWAYS
• CARPORT

Property features AI

Finance

• Other: Homestead exempt; Property is existing (not new construction)
• Financial info:
• HOA & community: No mandatory association dues

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single family residence; Residential property; One and one-half stories; East-facing
• Construction: Frame construction; Composition roof (replaced or updated in 2015); Combination foundation
• Exterior features: Covered porch; Rain gutters; Combination fencing; Interior lot

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating; Window air conditioning units
• Interior features: One living area; One dining area; No fireplace; No in-law plan
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#483 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Anadarko (town): math 12% / reading 14% proficiency, ranked #245 of 270 in OK (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mission Es (math 9% / reading 12%, grade F, #692 of 845 statewide, top 82%, 191 students, 0% FRL); Anadarko Hs (math 12% / reading 12%, grade F, #359 of 447 statewide, top 80%, 409 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 30 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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. 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 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?
6. 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?
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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $126,243
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 W Texas Ave	0.44mi	3/2.0	1,510 (-1%)	10mo	$13,000	$9	70
809 Tottingham Rd	0.50mi	3/2.0	1,557 (+2%)	7mo	$130,000	$83	67
806 W Colorado Ave	0.25mi	3/2.0	1,690 (+11%)	8mo	$175,000	$104	63
1703 S Mission St	0.69mi	2/2.5 (-1)	1,700 (+12%)	2mo	$95,000	$56	39

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-7,695
• Equity at exit: $14,761

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $4,092
• Equity at exit: $8,560

Cash invested: $27,720 (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 73005

• Home prices YoY: -3.2%
• Active inventory: 30
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $131

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 82%

Sensitivity live

Price	-10% $199	-5% $165	+0% $131	+5% $97	+10% $62
Rent	-10% $49	-5% $90	+0% $131	+5% $172	+10% $212
Rate	-1.0pp $181	-0.5pp $156	base $131	+0.5pp $105	+1.0pp $79

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   statusdays on market $99,000 Pending 219 DOM
2. 2026-06-12
   days on market $99,000 Active 218 DOM
3. 2026-06-09
   days on market $99,000 Active 215 DOM
4. 2026-06-08
   days on market $99,000 Active 214 DOM
5. 2026-06-08
   days on market $99,000 Active 213 DOM
6. 2026-06-07
   days on market $99,000 Active 212 DOM
7. 2026-06-04
   days on market $99,000 Active 209 DOM
8. 2026-06-02
   days on market $99,000 Active 208 DOM
9. 2026-06-01
   days on market $99,000 Active 207 DOM
10. 2026-05-31
    days on market $99,000 Active 206 DOM
11. 2026-02-17
    price $99,000
12. 2025-11-05
    listed $109,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $12,380
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,880
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,571/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: Anadarko
• NCES district ID: 4003000
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 14% ▼ -11.00%
• Median HH income: $34,887
• Composite: 10.66/100
• National rank: #9772
• State rank: #245 of 270 in OK

Livability — Anadarko

• Score: 57/100
• State rank: #483
• US rank: #22161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anadarko, OK
• Population (ZIP): 7,760

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.85)
• Race & ethnicity: White 34% Native American 34% Two or more races 18% Hispanic / Latino 16% Black 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.47%
• Current HPI: 134.1528
• 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

-9.9% since first listed

2 events — show timeline

• 2026-02-17 Price Changed $99,000 MLSOK
• 2025-11-05 Listed $109,900 MLSOK

Property tax history

-5.7%/yr

Latest (2025): $45 · +0.0% YoY. Source: county tax records.