214 Iroquois Trl · Burns Flat, OK 73647

$80,000

2 bd · 2.0 ba · 1,440 sqft · Townhouse public records · 36 Days on market

Built 1958 7,318 sqft lot Est $58k · 39% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Property is Half a Duples. 214 B. All new windows, Garage door, & Storm Shelter installed in floor of garage. Fron room is all freshley painted.

Key facts

• All new windows
• Storm shelter
• Garage door

Tags

• ALL NEW WINDOWS
• GARAGE DOOR
• STORM SHELTER

Property features AI

Finance

• Financial info: Assumable: No; Loan qualification: Unknown; Current listing price provided; Tax amount available
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 1-car garage
• Utilities: No flood insurance indicated
• Home design: Residential half duplex; One-level property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot; Wood fencing; No additional exterior features listed

Interior

• Bedrooms: 4 bedrooms (all on one level)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Tile and wood flooring; Single living area; No fireplace; No study; Not an in-law plan
• Laundry & utility: Storm shelter in garage floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#122 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Burns Flat-Dill City (rural): math 15% / reading 22% proficiency, ranked #183 of 270 in OK (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Will Rogers Es (math 13% / reading 19%, grade F, #582 of 845 statewide, top 69%, 366 students, 0% FRL); Burns Flat-Dill City Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 127 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $1k appreciation (1.3% local appreciation)).
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.32% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $57,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Iroquois Trl	0.02mi	3/1.5 (+1)	1,608 (+12%)	2mo	$64,000	$40	71
401 N Pioneer Way Unit A	0.14mi	3/2.0 (+1)	1,386 (-4%)	22mo	$48,000	$35	64
412 Cherokee Trl Unit B	0.47mi	3/1.5 (+1)	1,235 (-14%)	4mo	$50,000	$40	44
113 Osage Rd Unit B	0.42mi	3/1.5 (+1)	1,235 (-14%)	19mo	$77,000	$62	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.09×
• Total profit: $24,465
• Equity at exit: $28,394

10-year hold

• IRR: 23.8%
• Equity multiple: 3.94×
• Total profit: $65,799
• Equity at exit: $38,586

Cash invested: $22,400 (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 73647

• Home prices YoY: 0.8%
• Active inventory: 14
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $345

Break-even live

Break-even rent $621

Max offer price $80,000

Occupancy floor 62%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 36 DOM
2. 2026-06-17
   days on market $80,000 Active 35 DOM
3. 2026-06-16
   days on market $80,000 Active 34 DOM
4. 2026-06-15
   days on market $80,000 Active 33 DOM
5. 2026-06-13
   days on market $80,000 Active 31 DOM
6. 2026-06-12
   days on market $80,000 Active 30 DOM
7. 2026-06-09
   days on market $80,000 Active 27 DOM
8. 2026-06-08
   days on market $80,000 Active 26 DOM
9. 2026-06-08
   days on market $80,000 Active 25 DOM
10. 2026-06-05
    days on market $80,000 Active 23 DOM
11. 2026-06-04
    days on market $80,000 Active 21 DOM
12. 2026-06-02
    days on market $80,000 Active 20 DOM
13. 2026-06-01
    days on market $80,000 Active 19 DOM
14. 2026-05-31
    days on market $80,000 Active 18 DOM
15. 2026-05-13
    listed $80,000 Active
16. 2014-12-18
    soldstatus $63,500
17. 2011-09-06
    soldstatus $35,000
18. 2002-08-07
    soldstatus $15,000

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$263/yr (+$22/mo · 57.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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: $12,698
• − Mortgage interest: −$4,481
• − Property taxes: −$457
• − Insurance: −$400
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,327
• Taxable income: $3,001
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $3,420/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: Burns Flat-Dill City
• NCES district ID: 4000014
• Math proficiency: 15% ▼ -2.00%
• Reading proficiency: 22% ▲ 4.00%
• Median HH income: $45,907
• Composite: 16.25/100
• National rank: #9221
• State rank: #183 of 270 in OK

Livability — Burns Flat

• Score: 66/100
• State rank: #122
• US rank: #12117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burns Flat, OK
• City population: 1,968
• Population (ZIP): 691

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Native American 1%
• Common ancestry: Iranian 3% Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 168.3314
• 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

+433.3% since first listed

4 events — show timeline

• 2026-05-13 Listed $80,000 MLSOK
• 2014-12-18 Sold (Public Records) $63,500 Public Records
• 2011-09-06 Sold (Public Records) $35,000 Public Records
• 2002-08-07 Sold (Public Records) $15,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $457 · +5.5% YoY. Source: county tax records.