829 Ash · Waurika, OK 73573

$48,000

2 bd · 1.0 ba · 725 sqft · SingleFamily public records · 163 Days on market

Built 1952 ↓ 8% since listing

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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
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Charming investment opportunity in the heart of Waurika! This cozy 2-bedroom, 1-bath home is ideally located in a quiet neighborhood just a short stroll from the local school. Featuring fresh updates including new flooring, new paint, and a brand-new vanity, this home is move-in ready or perfect for rental income. It sits across three spacious lots, offering ample outdoor space and potential. Plus, with a durable metal roof, you'll have peace of mind for years to come. Don’t miss out on this gem—it's ready for its next owner! CALL JENNIFER LOWE TODAY 580-475-6252 KELLER WILLIAMS RED RIVER REALITY

Key facts

• New flooring
• New paint
• Fresh updates

Tags

• QUIET NEIGHBORHOOD
• FRESH UPDATES
• NEW FLOORING
• NEW PAINT
• BRAND NEW VANITY
• MOVE IN READY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Exterior features: Metal roof; Lot less than 1 acre

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($821 rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#233 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, employment D, amenities F.
• Waurika (rural): math 27% / reading 27% proficiency, ranked #98 of 270 in OK (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Waurika Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 231 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($332 loan paydown + $1k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1952 — 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. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.78%
• DSCR: 2.46
• GRM: 4.9

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: 38.5%
• Equity multiple: 3.17×
• Total profit: $29,149
• Equity at exit: $21,583

10-year hold

• IRR: 38.5%
• Equity multiple: 6.28×
• Total profit: $70,976
• Equity at exit: $33,262

Cash invested: $13,440 (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 73573

• Active inventory: 13
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $821 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$10 /mo · $117/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $367

Break-even live

Break-even rent $356

Max offer price $48,000

Occupancy floor 50%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $48,000 Active 163 DOM
2. 2026-06-17
   days on market $48,000 Active 162 DOM
3. 2026-06-16
   days on market $48,000 Active 161 DOM
4. 2026-06-15
   days on market $48,000 Active 160 DOM
5. 2026-06-13
   days on market $48,000 Active 158 DOM
6. 2026-06-12
   days on market $48,000 Active 157 DOM
7. 2026-06-09
   days on market $48,000 Active 154 DOM
8. 2026-06-08
   days on market $48,000 Active 153 DOM
9. 2026-06-08
   days on market $48,000 Active 152 DOM
10. 2026-06-07
    days on market $48,000 Active 151 DOM
11. 2026-06-04
    days on market $48,000 Active 148 DOM
12. 2026-06-02
    days on market $48,000 Active 147 DOM
13. 2026-06-01
    days on market $48,000 Active 146 DOM
14. 2026-05-31
    days on market $48,000 Active 145 DOM
15. 2026-02-06
    price $48,000
16. 2026-01-06
    listed $52,000 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: $117 · $10/mo
• Projected year-2 tax: $432 · $36/mo
• Expected delta: +$315/yr (+$26/mo · 269.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $9,853
• − Mortgage interest: −$2,689
• − Property taxes: −$117
• − Insurance: −$240
• − Repairs & maintenance: −$788
• − Management: −$788
• − Depreciation: −$1,396
• Taxable income: $3,834
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $3,486/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: Waurika
• NCES district ID: 4031980
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $34,412
• Composite: 22.23/100
• National rank: #8149
• State rank: #98 of 270 in OK

Livability — Waurika

• Score: 63/100
• State rank: #233
• US rank: #15979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waurika, OK
• Population (ZIP): 2,356

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 5,922 people
• By 2030: 5,728 · -3.3%
• By 2040: 5,362 · -9.5%
• By 2050: 5,025 · -15.1%
• By 2075: 4,538 · -23.4%
• By 2100: 4,300 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 12% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+71.6) · D 13.4% · R 85.0% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -34.5pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+71.6 2016: R+65.7 2012: R+46.1 2008: R+34.5

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

-7.7% since first listed

2 events — show timeline

• 2026-02-06 Price Changed $48,000 DAOR
• 2026-01-06 Listed $52,000 DAOR

Property tax history

+4.4%/yr

Latest (2025): $117 · +5.4% YoY. Source: county tax records.