1100 SW 8th St · Anadarko, OK 73005

$96,500

2 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 11 Days on market

Built 1965 8,773 sqft lot Est $124k · 22% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.5/10.0
• 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 MLS

2012 roof! Nice brick home with an indoor Pool/Spa room. Home is energy effecient, 2 carports, cellar and is on a cormer lot.

Key facts

• Hall linen closet
• Utility room
• Thoughtful updates

Tags

• CORNER-LOT CHARM
• THOUGHTFUL UPDATES
• ENTRY COAT CLOSET
• HALL LINEN CLOSET
• SUNROOM
• UTILITY ROOM

Property features AI

Finance

• Other: Homestead exempt; Legal addition: Avanco
• Financial info: Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage with garage door lift
• Utilities: Public water and sewer (assumed); Electric service
• Home design: Single family residence; One level; Faces east; Residential property
• Construction: Brick construction; Composition roof; Post-tension foundation; Built (existing)
• Exterior features: Corner lot; Chain link fencing; Porch; Rain gutters; Storage; Outdoor storm shelter; Private indoor pool

Interior

• Kitchen: Built-in electric range; Built-in electric oven
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Inside utility; Porch; Rain gutters; Storage
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $50 ($605/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (15.0% below list).
• Recommended offer: $82k (15.0% below list) — sets the bar for 1% rule.

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: Anadarko East Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 306 students, 0% FRL); Anadarko Ms (math 8% / reading 14%, grade F, #275 of 345 statewide, top 80%, 303 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; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $667 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; list at $96k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $82,000 (15.0% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $123,670
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Tottingham Rd	0.26mi	3/2.0 (+1)	1,557 (+4%)	7mo	$130,000	$83	66
806 W Colorado Ave	0.09mi	3/2.0 (+1)	1,690 (+13%)	8mo	$175,000	$104	58
104 W Texas Ave	0.59mi	3/2.0 (+1)	1,510 (+1%)	10mo	$13,000	$9	52
1703 S Mission St	0.52mi	2/2.5	1,700 (+14%)	2mo	$95,000	$56	44

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-12,454
• Equity at exit: $14,388

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-6,831
• Equity at exit: $8,344

Cash invested: $27,020 (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: 9.8×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$506
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $50

Break-even live

Break-even rent $756

Max offer price $96,500

Occupancy floor 89%

Sensitivity live

Price	-10% $105	-5% $78	+0% $50	+5% $23	+10% $-4
Rent	-10% $-14	-5% $18	+0% $50	+5% $83	+10% $115
Rate	-1.0pp $99	-0.5pp $75	base $50	+0.5pp $25	+1.0pp $0

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: $24,125
• Closing costs: $2,895
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Texas Dr Anadarko, OK	3.0	1.0	1023	$820	$0.80	3d	1	0.90mi

Listing history 13 events

1. 2026-06-01
   status $96,500 Pending 11 DOM
2. 2026-06-01
   days on market $96,500 Active 11 DOM
3. 2026-05-31
   days on market $96,500 Active 10 DOM
4. 2026-05-21
   listed $96,500 Active
5. 2023-01-03
   historical
6. 2022-08-25
   price $98,000
7. 2022-06-21
   listed $105,000 Active
8. 2016-08-09
   historical 127-char remark

   Show marketing remark (127 chars)

   2012 roof! Nice brick home with an indoor Pool/Spa room. Home is energy effecient, 2 carports, cellar and is on a cormer lot.

9. 2012-09-13
   soldstatus $64,000 127-char remark

   Show marketing remark (127 chars)

   2012 roof! Nice brick home with an indoor Pool/Spa room. Home is energy effecient, 2 carports, cellar and is on a cormer lot.

10. 2012-05-11
    listed $64,500 127-char remark

    Show marketing remark (127 chars)

    2012 roof! Nice brick home with an indoor Pool/Spa room. Home is energy effecient, 2 carports, cellar and is on a cormer lot.

11. 2001-03-19
    soldstatus $46,000
12. 1996-07-02
    soldstatus $35,500
13. 1984-12-01
    soldstatus $60,000

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$255/yr (+$21/mo · 41.7%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $9,840
• − Mortgage interest: −$5,406
• − Property taxes: −$613
• − Insurance: −$482
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,807
• Taxable loss: −$1,043
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $856/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

+60.8% since first listed

10 events — show timeline

• 2026-05-21 Listed $96,500 MLSOK
• 2023-01-03 Listing Removed — MLSOK
• 2022-08-25 Price Changed $98,000 MLSOK
• 2022-06-21 Listed $105,000 MLSOK
• 2016-08-09 Listing Removed — MLSOK
• 2012-09-13 Sold (MLS) $64,000 MLSOK
• 2012-05-11 Listed $64,500 MLSOK
• 2001-03-19 Sold (Public Records) $46,000 Public Records
• 1996-07-02 Sold (Public Records) $35,500 Public Records
• 1984-12-01 Sold (Public Records) $60,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $613 · +4.6% YoY. Source: county tax records.