405 W Central Blvd · Anadarko, OK 73005

$55,000

3 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 54 Days on market

Built 1920 7,500 sqft lot Est $106k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Beautiful large older home. Recent kitchen and many extras.

Key facts

• Covered front porch
• Versatile room
• Separate dining room

Tags

• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• HUGE LAUNDRY ROOM
• COVERED FRONT PORCH
• VERSATILE ROOM
• ABUNDANT NATURAL LIGHT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level
• Construction: Composition roof
• Exterior features: Covered porch; Partial chain link fencing

Interior

• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Other heating type; Ceiling fan(s) for cooling (no central air)
• Interior features: Electric water heater; Ceiling fan(s); No fireplace; Has basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $55k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1920 — 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. 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?
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: 1.84% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.36%
• DSCR: 2.66
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $105,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 SW 8th St	0.53mi	2/2.5 (-1)	2,016 (-4%)	5mo	$160,000	$79	56
1001 London Dr	0.69mi	3/2.0	2,110 (-0%)	15mo	$169,000	$80	55
508 W Broadway St	0.16mi	4/3.0 (+1)	2,416 (+14%)	20mo	$24,900	$10	43
611 W Central Blvd	0.21mi	4/2.0 (+1)	1,796 (-15%)	21mo	$89,000	$50	42
505 W Louisiana Ave	0.37mi	2/1.0 (-1)	1,819 (-14%)	16mo	$12,500	$7	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: 33.3%
• Equity multiple: 2.40×
• Total profit: $21,605
• Equity at exit: $8,201

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $58,051
• Equity at exit: $4,755

Cash invested: $15,400 (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 73005

• Home prices YoY: -3.2%
• Active inventory: 30
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$10 /mo · $123/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $479

Break-even live

Break-even rent $407

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $511	-5% $495	+0% $479	+5% $464	+10% $448
Rent	-10% $399	-5% $439	+0% $479	+5% $520	+10% $560
Rate	-1.0pp $507	-0.5pp $493	base $479	+0.5pp $465	+1.0pp $451

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $55,000 Active 54 DOM
2. 2026-06-21
   days on market $55,000 Active 53 DOM
3. 2026-06-18
   days on market $55,000 Active 51 DOM
4. 2026-06-17
   days on market $55,000 Active 50 DOM
5. 2026-06-16
   days on market $55,000 Active 49 DOM
6. 2026-06-15
   days on market $55,000 Active 48 DOM
7. 2026-06-13
   days on market $55,000 Active 46 DOM
8. 2026-06-12
   days on market $55,000 Active 45 DOM
9. 2026-06-09
   days on market $55,000 Active 42 DOM
10. 2026-06-08
    days on market $55,000 Active 41 DOM
11. 2026-06-08
    days on market $55,000 Active 40 DOM
12. 2026-06-07
    days on market $55,000 Active 39 DOM
13. 2026-06-04
    days on market $55,000 Active 36 DOM
14. 2026-06-02
    days on market $55,000 Active 35 DOM
15. 2026-06-01
    days on market $55,000 Active 34 DOM
16. 2026-05-31
    days on market $55,000 Active 33 DOM
17. 2026-04-27
    listed $59,000 Active
18. 2007-08-24
    soldstatus $36,000 59-char remark

    Show marketing remark (59 chars)

    Beautiful large older home. Recent kitchen and many extras.

19. 2007-08-21
    soldstatus $36,000
20. 2007-04-16
    listed $36,000 59-char remark

    Show marketing remark (59 chars)

    Beautiful large older home. Recent kitchen and many extras.

21. 2003-09-22
    soldstatus $55,000
22. 2003-08-18
    soldstatus $55,500
23. 2003-08-14
    listed $55,000
24. 1987-12-01
    soldstatus $14,000

ⓘ 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: $123 · $10/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$372/yr (+$31/mo · 302.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,168
• − Mortgage interest: −$3,081
• − Property taxes: −$123
• − Insurance: −$275
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$1,600
• Taxable income: $5,142
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $4,519/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

+321.4% since first listed

8 events — show timeline

• 2026-04-27 Listed $59,000 LBRMLS
• 2007-08-24 Sold (MLS) $36,000 MLSOK
• 2007-08-21 Sold (Public Records) $36,000 Public Records
• 2007-04-16 Listed $36,000 MLSOK
• 2003-09-22 Sold (MLS) $55,000 MLSOK
• 2003-08-18 Sold (Public Records) $55,500 Public Records
• 2003-08-14 Listed $55,000 MLSOK
• 1987-12-01 Sold (Public Records) $14,000 Public Records

Property tax history

-7.3%/yr

Latest (2025): $123 · +4.2% YoY. Source: county tax records.