2112 N Canary Ln · Altus, OK 73521

$100,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 1 Days on market

Built 1969 10,289 sqft lot Est $119k · 16% 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 +22.3/30.0
• ARV discount +14.7/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity! 3 bedroom 1 bath brick home located on a corner lot. Homes includes two bonus spaces, large kitchen, indoor laundry room, chainlink fenced in backyard, storm shelter, and a large detached garage behind the home with breezeway connection the home to the garage. This home is located on the western edge of town offering the hometown convenience while giving you the wide open space. Being sold AS-IS.

Key facts

• Two bonus spaces
• Storm shelter
• Breezeway connection

Tags

• CORNER LOT
• TWO BONUS SPACES
• INDOOR LAUNDRY ROOM
• CHAINLINK FENCED BACKYARD
• STORM SHELTER
• BREEZEWAY CONNECTION

Property features AI

Finance

• Other: Living area listed as 1,102 (assessor)
• Financial info: Assumable loan: Unknown; Loan qualifying: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Concrete driveway; Backyard parking
• Utilities: Manual geocode source
• Home design: Single family residence; One story; Faces west; Existing property
• Construction: Brick and brick veneer exterior; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Covered patio; Chain link fence; Corner lot; Below-ground/outdoor storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; Formal dining area; Study/office

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.3% vs local median 3.7% in Altus — 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 65/100 on livability (#151 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Altus (town): math 31% / reading 28% proficiency, ranked #69 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Altus Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 408 students, 0% FRL); Altus Hs (math 21% / reading 26%, grade F, #218 of 447 statewide, top 49%, 921 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 165 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1969 — 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 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $119,016
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 W Martha St	0.42mi	3/1.5	1,120 (+2%)	4mo	$117,000	$104	72
2009 N Canary Ln	0.08mi	3/1.5	1,158 (+5%)	23mo	$170,000	$147	67
2421 Cherokee Strip	0.16mi	3/2.0	1,208 (+10%)	7mo	$165,000	$137	66
805 W Judy Ave	0.57mi	3/1.0	1,204 (+9%)	1mo	$77,500	$64	57
2013 N Flamingo Ln	0.11mi	3/2.0	1,221 (+11%)	21mo	$125,000	$102	55
112 S Mockingbird Dr	0.46mi	3/2.0	1,164 (+6%)	14mo	$163,500	$140	54
1424 N Lee St	0.74mi	2/1.0 (-1)	1,126 (+2%)	4mo	$49,900	$44	53
605 Judy Ave	0.60mi	4/1.0 (+1)	1,168 (+6%)	17mo	$20,000	$17	43
1727 Crain Dr	0.42mi	3/1.0	956 (-13%)	22mo	$103,000	$108	40
131 Lakeside Dr	0.69mi	3/1.5	1,243 (+13%)	22mo	$202,000	$163	27

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-5,711
• Equity at exit: $14,910

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $8,548
• Equity at exit: $8,646

Cash invested: $28,000 (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 73521

• Home prices YoY: -18.4%
• Active inventory: 165
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $165

Break-even live

Break-even rent $848

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $221	-5% $193	+0% $165	+5% $136	+10% $108
Rent	-10% $81	-5% $123	+0% $165	+5% $206	+10% $248
Rate	-1.0pp $215	-0.5pp $190	base $165	+0.5pp $139	+1.0pp $112

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 423-char remark
2. 2026-06-17
   listed $100,000 Active 1 DOM

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,675
• − Mortgage interest: −$5,602
• − Property taxes: −$1,244
• − Insurance: −$500
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,909
• Taxable income: $393
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,882/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: Altus
• NCES district ID: 4002850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $40,607
• Composite: 24.91/100
• National rank: #7574
• State rank: #69 of 270 in OK

Livability — Altus

• Score: 65/100
• State rank: #151
• US rank: #13386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altus, OK
• City population: 20,574
• Population (ZIP): 20,352

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 15% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.26%
• Current HPI: 178.7106
• 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

+86.9% since first listed

3 events — show timeline

• 2026-06-17 Listed $100,000 MLSOK
• 2007-08-10 Sold (Public Records) $98,000 Public Records
• 2003-07-30 Sold (Public Records) $53,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,244 · +4.6% YoY. Source: county tax records.