423 E Franklin Ave · Weatherford, OK 73096

$67,500

3 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 1339 Days on market

Built 1920 9,749 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great location! Just one block north of Main on the corner of Indiana & Franklin! This home features a 3 bedroom, 1 bath home on a 65x150' lot! Home has a shop area and a storm shelter! Hurry and schedule your showings now! Home is being sold "As Is". Buyer & buyer's agent to verify all information.

Key facts

• 9,749 sq ft lot
• Built 1920
• Listed 1339 days

Property features AI

Finance

• Other: Located in Weatherford Huber addition; Not homesteaded; Directions available: From Main turn right on Indiana, drive one block north; house on the west corner
• Financial info: Sale listed as-is; acceptable financing: Cash, Conventional; cash-only and investor-friendly terms noted; Property not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One story; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built previously (existing)
• Exterior features: Covered porch; Storage; Corner lot; Below-ground storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.3% in Weatherford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#44 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Weatherford (town): math 28% / reading 26% proficiency, ranked #83 of 270 in OK (top 31%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Weatherford Hs (math 32% / reading 37%, grade F, #48 of 447 statewide, top 14%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 226 active listings in the ZIP; 28 units permitted in Custer County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1339 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $68k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 1339 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 1920 — 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. 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: 1.63% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.63%
• DSCR: 2.23
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $158,242
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 E Tom Stafford St	0.11mi	2/1.0 (-1)	1,116 (-10%)	2mo	$142,000	$127	70
618 N Bradley	0.32mi	3/1.0	1,200 (-4%)	10mo	$130,000	$108	70
524 N State St	0.32mi	3/2.0	1,264 (+1%)	13mo	$100,000	$79	68
522 N Illinois	0.26mi	3/1.0	1,153 (-8%)	13mo	$125,000	$108	64
401 E Arlington Ave	0.64mi	3/1.0	1,251 (+0%)	10mo	$170,000	$136	61
811 E Tom Stafford St	0.26mi	3/1.0	1,372 (+10%)	19mo	$189,000	$138	55
606 N 6th St	0.65mi	2/1.0 (-1)	1,175 (-6%)	8mo	$144,900	$123	49
1008 N Krest Dr	0.65mi	3/1.0	1,210 (-3%)	20mo	$155,000	$128	48
1209 N Indiana St	0.75mi	3/2.0	1,297 (+4%)	10mo	$190,000	$146	46
408 N 4th St	0.74mi	3/2.0	1,252 (+0%)	20mo	$139,900	$112	44
702 N 5th St	0.73mi	3/1.0	1,148 (-8%)	12mo	$134,000	$117	43
600 Walnut St	0.70mi	3/2.0	1,348 (+8%)	12mo	$219,000	$162	40

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $16,771
• Equity at exit: $10,064

10-year hold

• IRR: 29.8%
• Equity multiple: 3.66×
• Total profit: $50,274
• Equity at exit: $5,836

Cash invested: $18,900 (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 73096

• Home prices YoY: -7.1%
• Active inventory: 226
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $435

Break-even live

Break-even rent $549

Max offer price $67,500

Occupancy floor 55%

Sensitivity live

Price	-10% $473	-5% $454	+0% $435	+5% $416	+10% $397
Rent	-10% $348	-5% $392	+0% $435	+5% $479	+10% $522
Rate	-1.0pp $469	-0.5pp $452	base $435	+0.5pp $418	+1.0pp $400

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $67,500 Active 1339 DOM
2. 2026-06-17
   days on market $67,500 Active 1338 DOM
3. 2026-06-16
   days on market $67,500 Active 1337 DOM
4. 2026-06-15
   days on market $67,500 Active 1336 DOM
5. 2026-06-13
   days on market $67,500 Active 1334 DOM
6. 2026-06-12
   days on market $67,500 Active 1333 DOM
7. 2026-06-09
   days on market $67,500 Active 1330 DOM
8. 2026-06-08
   days on market $67,500 Active 1329 DOM
9. 2026-06-08
   days on market $67,500 Active 1328 DOM
10. 2026-06-07
    days on market $67,500 Active 1327 DOM
11. 2026-06-04
    days on market $67,500 Active 1324 DOM
12. 2026-06-02
    days on market $67,500 Active 1323 DOM
13. 2026-06-01
    days on market $67,500 Active 1322 DOM
14. 2026-05-31
    days on market $67,500 Active 1321 DOM
15. 2026-03-16
    price $67,500
16. 2022-10-18
    listed $125,000 Active
17. 2006-08-31
    soldstatus $35,500

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $620 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,198
• − Mortgage interest: −$3,781
• − Property taxes: −$620
• − Insurance: −$338
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,964
• Taxable income: $4,384
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $4,169/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: Weatherford
• NCES district ID: 4032070
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 26% ▼ -15.00%
• Median HH income: $45,799
• Composite: 23.33/100
• National rank: #7916
• State rank: #83 of 270 in OK

Livability — Weatherford

• Score: 70/100
• State rank: #44
• US rank: #7987

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: Weatherford, OK
• Population (ZIP): 14,282

Population outlook (Custer County) Hauer SSP2

• Today (2025): 34,356 people
• By 2030: 37,162 · +8.2%
• By 2040: 43,354 · +26.2%
• By 2050: 50,458 · +46.9%
• By 2075: 71,075 · +106.9%
• By 2100: 91,129 · +165.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 12% Native American 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+53.2) · D 22.4% · R 75.7% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: -49.3pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+53.2 2016: R+54.3 2012: R+51.9 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.63%
• Current HPI: 230.2732
• 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

+90.1% since first listed

3 events — show timeline

• 2026-03-16 Price Changed $67,500 MLSOK
• 2022-10-18 Listed $125,000 MLSOK
• 2006-08-31 Sold (Public Records) $35,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $620 · -7.6% YoY. Source: county tax records.