1003 E Balsom · Frederick, OK 73542

$68,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 95 Days on market

Built 1965 7,000 sqft 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +3.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 2 bedroom, 1 bath home has been recently updated with new vinyl plank flooring and a remodeled bathroom. The open floor plan creates a comfortable living space with great flow between the main living areas. Outside features include a chain-link fenced yard, storm shelter in the backyard, and a covered carport with off-street parking for two vehicles. A great option for a starter home, rental investment, or downsizing opportunity in Frederick.

Key facts

• Open floor plan
• Remodeled bathroom
• Covered carport

Tags

• VINYL PLANK FLOORING
• REMODELED BATHROOM
• OPEN FLOOR PLAN
• CHAIN-LINK FENCED YARD
• STORM SHELTER
• COVERED CARPORT

Property features AI

Exterior

• Parking: 1 covered parking space; Carport (1 space); No garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Updated/remodeled; One level
• Construction: Stone construction; Composition roof; Slab foundation; Built on a 7,000 sq ft lot
• Exterior features: Chain link fence; Workshop on the property; Public maintained road access; City street frontage

Interior

• Kitchen: Cooktop
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Cooktop; Gas water heater; Vinyl flooring; No fireplace
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#304 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Frederick (town): math 41% / reading 28% proficiency, ranked #46 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Frederick Es (math 57% / reading 27%, grade F, #84 of 845 statewide, top 11%, 386 students, 0% FRL); Frederick Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 174 students, 0% FRL); Frederick Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 250 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $474 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $62,335 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
6. Crime grade is D 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: 1.26% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $21,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 S 21st St	0.13mi	3/1.0 (+1)	1,000 (+4%)	14mo	$22,000	$22	70
1021 E Gladstone	0.40mi	2/1.0	900 (-6%)	3mo	$60,000	$67	68
214 N 13th	0.55mi	2/1.0	1,000 (+4%)	11mo	$18,000	$18	58

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $6,748
• Equity at exit: $10,214

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $28,771
• Equity at exit: $5,923

Cash invested: $19,180 (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 73542

• Home prices YoY: -2.0%
• Active inventory: 31
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$13 /mo · $151/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $281

Break-even live

Break-even rent $507

Max offer price $68,500

Occupancy floor 62%

Sensitivity live

Price	-10% $320	-5% $300	+0% $281	+5% $261	+10% $242
Rent	-10% $213	-5% $247	+0% $281	+5% $315	+10% $349
Rate	-1.0pp $315	-0.5pp $298	base $281	+0.5pp $263	+1.0pp $245

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $68,500 Active 95 DOM
2. 2026-06-18
   days on market $68,500 Active 93 DOM
3. 2026-06-17
   days on market $68,500 Active 92 DOM
4. 2026-06-16
   days on market $68,500 Active 91 DOM
5. 2026-06-15
   days on market $68,500 Active 90 DOM
6. 2026-06-13
   days on market $68,500 Active 88 DOM
7. 2026-06-12
   days on market $68,500 Active 87 DOM
8. 2026-06-09
   days on market $68,500 Active 84 DOM
9. 2026-06-08
   days on market $68,500 Active 83 DOM
10. 2026-06-08
    days on market $68,500 Active 82 DOM
11. 2026-06-07
    days on market $68,500 Active 81 DOM
12. 2026-06-04
    pricedays on market $68,500 Active 78 DOM
13. 2026-06-02
    days on market $75,000 Active 77 DOM
14. 2026-06-01
    days on market $75,000 Active 76 DOM
15. 2026-05-31
    days on market $75,000 Active 75 DOM
16. 2026-03-14
    listed $75,000 Active
17. 2025-08-06
    status Active
18. 2025-07-15
    status Active
19. 2025-04-25
    historical
20. 2025-03-24
    status Active
21. 2025-03-24
    price $72,000
22. 2025-03-04
    historical Active Under Contract
23. 2025-02-02
    listed $62,500 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: $151 · $13/mo
• Projected year-2 tax: $616 · $51/mo
• Expected delta: +$466/yr (+$39/mo · 308.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $10,346
• − Mortgage interest: −$3,837
• − Property taxes: −$151
• − Insurance: −$342
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$1,993
• Taxable income: $2,367
• Est. tax owed @ 24.0%: −$568
• After-tax cash flow: $2,801/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: Frederick
• NCES district ID: 4012150
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $34,495
• Composite: 28.52/100
• National rank: #6735
• State rank: #46 of 270 in OK

Livability — Frederick

• Score: 61/100
• State rank: #304
• US rank: #17869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frederick, OK
• Population (ZIP): 4,167

Population outlook (Tillman County) Hauer SSP2

• Today (2025): 6,949 people
• By 2030: 6,737 · -3.1%
• By 2040: 6,402 · -7.9%
• By 2050: 6,364 · -8.4%
• By 2075: 7,335 · +5.6%
• By 2100: 9,166 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 13% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% European 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Tillman

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -23.8pp toward R · 2008: -35.6pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.6 2016: R+47.6 2012: R+33.4 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.32%
• Current HPI: 159.0458
• 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

+20.0% since first listed

8 events — show timeline

• 2026-03-14 Listed $75,000 LBRMLS
• 2025-08-06 Relisted — LBRMLS
• 2025-07-15 Relisted — LBRMLS
• 2025-04-25 Delisted — LBRMLS
• 2025-03-24 Relisted — LBRMLS
• 2025-03-24 Price Changed $72,000 LBRMLS
• 2025-03-04 Contingent — LBRMLS
• 2025-02-02 Listed $62,500 LBRMLS

Property tax history

-1.7%/yr

Latest (2025): $151 · +5.6% YoY. Source: county tax records.