1505 E Main St · Velma, OK 73533

$65,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily · 14 Days on market

Built 1911 Poor condition 1.69 ac lot

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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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

East of Velma on Old Hwy 7 to S & W Rd. 1.7 acre lot. Sold as is.

Key facts

• 1.69 acre lot
• 2 parking spots
• Built 1911

Property features AI

Exterior

• Parking: Attached 2-car garage; Two parking spaces total
• Utilities: Public water
• Home design: Single family residence; Single-story
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio/porch; Storm doors; Chain link fencing; Corner lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: Storm windows; Two fireplaces, one in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 65/100 on livability (#129 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Velma-Alma (rural): math 27% / reading 26% proficiency, ranked #84 of 270 in OK (top 31%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Velma-Alma Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 220 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 40% at this address vs 26% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Velma-Alma average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 41 active listings in the ZIP; 17 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.63%
• Cash-on-cash: 29.76%
• DSCR: 2.32
• GRM: 4.8

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: 24.3%
• Equity multiple: 2.00×
• Total profit: $18,233
• Equity at exit: $9,692

10-year hold

• IRR: 32.1%
• Equity multiple: 3.91×
• Total profit: $52,966
• Equity at exit: $5,620

Cash invested: $18,200 (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 73533

• Active inventory: 41
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $451

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $496	-5% $474	+0% $451	+5% $429	+10% $406
Rent	-10% $361	-5% $406	+0% $451	+5% $496	+10% $541
Rate	-1.0pp $484	-0.5pp $468	base $451	+0.5pp $435	+1.0pp $417

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $65,000 Active 14 DOM
2. 2026-06-18
   days on market $65,000 Active 13 DOM
3. 2026-06-17
   days on market $65,000 Active 12 DOM
4. 2026-06-16
   days on market $65,000 Active 11 DOM
5. 2026-06-16
   remarks 67-char remark
6. 2026-06-16
   days on marketlisting id $65,000 Active 10 DOM
7. 2026-06-15
   days on market $65,000 Active 33 DOM
8. 2026-06-14
   days on market $65,000 Active 31 DOM
9. 2026-06-12
   days on market $65,000 Active 30 DOM
10. 2026-06-09
    days on market $65,000 Active 27 DOM
11. 2026-06-08
    days on market $65,000 Active 26 DOM
12. 2026-06-07
    days on market $65,000 Active 25 DOM
13. 2026-06-07
    days on market $65,000 Active 24 DOM
14. 2026-06-03
    days on market $65,000 Active 21 DOM
15. 2026-06-02
    days on market $65,000 Active 20 DOM
16. 2026-06-01
    price $65,000 Active 19 DOM
17. 2026-06-01
    days on market $75,000 Active 19 DOM
18. 2026-05-31
    days on market $75,000 Active 18 DOM
19. 2026-05-30
    days on market $75,000 Active 17 DOM
20. 2026-05-06
    listed $75,000 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,680
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,891
• Taxable income: $4,659
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $4,298/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to bring it up to a livable condition. Immediate focus should be on landscaping and exterior cleaning to improve curb appeal and overall appearance.

Repairs flagged

• Major exterior siding — Overgrown vegetation and dirt road
• Major interior walls — Paint peeling and walls in need of cleaning
• Major bathrooms — Dirty and in need of cleaning
• Major kitchen — Dirty and in need of cleaning
• Major HVAC/mechanicals — No visible damage

Value-add opportunities

• Both Landscaping and exterior cleaning — Improves curb appeal and overall appearance
• Both Interior cleaning and painting — Enhances interior appearance and value
• Both Kitchen and bathroom updates — Improves functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Overgrown vegetation and dirt road	Major	$15,000–50,000
interior walls · Paint peeling and walls in need of cleaning	Major	$15,000–50,000
bathrooms · Dirty and in need of cleaning	Major	$15,000–50,000
kitchen · Dirty and in need of cleaning	Major	$15,000–50,000
HVAC/mechanicals · No visible damage	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and exterior cleaning — Improves curb appeal and overall appearance ↑
• Both Interior cleaning and painting — Enhances interior appearance and value ↑
• Both Kitchen and bathroom updates — Improves functionality and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Velma-Alma
• NCES district ID: 4031020
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $48,022
• Composite: 23.13/100
• National rank: #7955
• State rank: #84 of 270 in OK

Livability — Velma

• Score: 65/100
• State rank: #129
• US rank: #12503

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: Velma, OK
• County: Stephens County · 27,618 people
• Metro: Duncan, OK
• Population (ZIP): 27,618
• Household income: $59,906
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 757.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 44,528 people
• By 2030: 44,300 · -0.5%
• By 2040: 43,971 · -1.3%
• By 2050: 43,954 · -1.3%
• By 2075: 44,982 · +1.0%
• By 2100: 45,259 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 12% Hispanic / Latino 10% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -52.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+65.1 2016: R+62.0 2012: R+53.2 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.19%
• Current HPI: 215.89
• Rent YoY: —
• Metro: Duncan, OK
• 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

1 event — show timeline

• 2026-05-06 Listed $75,000 DAOR