714 W Tom Stafford St · Weatherford, OK 73096

$90,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 717 Days on market

Built 1950 7,000 sqft lot Est $155k · 42% under ↓ 28% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Nestled in the heart of Weatherford 714 W Tom Stafford offers the rare opportunity to transform a fixer upper into your dream home! With its prime location, this property presents endless potential for investors or homeowners seeking to customize their living space. Boasting a spacious floor plan this residence invites creativity and imagination. Whether you're looking to renovate and flip for profit or create a personalized haven, this property provides the ideal canvas for your vision. The home features 3 full bedrooms, 1 bathrooms, a large living area, a galley kitchen, large lot with ample parking. Storm shelter in garage.

Key facts

• Spacious floor plan
• Large lot
• 7,000 sq ft lot

Tags

• SPACIOUS FLOOR PLAN
• LARGE LOT

Property features AI

Finance

• Other: Occupied; Listing active; Back on market (previous status pending); Days on market: 576
• Financial info: Not assumable
• HOA & community: No mandatory HOA dues

Exterior

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

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating; Window AC unit(s)
• 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 $90k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.2% 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: 233 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 717 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 717 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 1950 — 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: 1.28% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $155,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 W Huber Ave	0.22mi	3/1.0	1,406 (+2%)	5mo	$165,000	$117	81
516 N 5th St	0.24mi	3/1.0	1,439 (+5%)	10mo	$160,000	$111	72
408 N 4th St	0.13mi	3/2.0	1,252 (-9%)	20mo	$139,900	$112	59
117 Hiler Dr	0.34mi	3/2.0	1,260 (-8%)	13mo	$177,900	$141	56
516 N Daniel St	0.20mi	3/2.0	1,556 (+13%)	14mo	$170,000	$109	52
217 N 8th St	0.32mi	3/2.0	1,538 (+12%)	12mo	$210,000	$137	51
606 N 6th St	0.32mi	2/1.0 (-1)	1,175 (-14%)	8mo	$144,900	$123	49
506 W Oklahoma Ave	0.53mi	3/1.5	1,473 (+7%)	19mo	$166,000	$113	45
137 Jami Ave	0.34mi	3/2.0	1,208 (-12%)	21mo	$167,000	$138	43
524 N State St	0.63mi	3/2.0	1,264 (-8%)	13mo	$100,000	$79	43
521 W Oklahoma Ave	0.55mi	4/1.5 (+1)	1,518 (+11%)	14mo	$145,000	$96	38
618 N Bradley	0.71mi	3/1.0	1,200 (-12%)	10mo	$130,000	$108	37

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $5,709
• Equity at exit: $13,419

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $31,095
• Equity at exit: $7,782

Cash invested: $25,200 (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: 233
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $319

Break-even live

Break-even rent $747

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $370	-5% $344	+0% $319	+5% $293	+10% $268
Rent	-10% $228	-5% $273	+0% $319	+5% $364	+10% $410
Rate	-1.0pp $364	-0.5pp $342	base $319	+0.5pp $295	+1.0pp $272

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $90,000 Active 717 DOM
2. 2026-06-18
   days on market $90,000 Active 715 DOM
3. 2026-06-17
   days on market $90,000 Active 714 DOM
4. 2026-06-16
   days on market $90,000 Active 713 DOM
5. 2026-06-15
   days on market $90,000 Active 712 DOM
6. 2026-06-13
   days on market $90,000 Active 710 DOM
7. 2026-06-12
   days on market $90,000 Active 709 DOM
8. 2026-06-09
   days on market $90,000 Active 706 DOM
9. 2026-06-08
   days on market $90,000 Active 705 DOM
10. 2026-06-08
    days on market $90,000 Active 704 DOM
11. 2026-06-07
    days on market $90,000 Active 703 DOM
12. 2026-06-04
    days on market $90,000 Active 700 DOM
13. 2026-06-02
    days on market $90,000 Active 699 DOM
14. 2026-06-01
    days on market $90,000 Active 698 DOM
15. 2026-05-31
    days on market $90,000 Active 697 DOM
16. 2025-03-24
    status Active
17. 2025-03-06
    status Pending
18. 2024-08-28
    price $90,000
19. 2024-08-01
    status Active
20. 2024-07-24
    status Pending
21. 2024-06-07
    listed $125,000 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: $970 · $81/mo
• Projected year-2 tax: $970 · $81/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,807
• − Mortgage interest: −$5,041
• − Property taxes: −$970
• − Insurance: −$450
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,618
• Taxable income: $2,518
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,219/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

-28.0% since first listed

6 events — show timeline

• 2025-03-24 Relisted — MLSOK
• 2025-03-06 Pending — MLSOK
• 2024-08-28 Price Changed $90,000 MLSOK
• 2024-08-01 Relisted — MLSOK
• 2024-07-24 Pending — MLSOK
• 2024-06-07 Listed $125,000 MLSOK

Property tax history

+3.7%/yr

Latest (2025): $970 · -6.9% YoY. Source: county tax records.