701 SW 3rd St · Tuttle, OK 73089

$120,000

2 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 13 Days on market

Built 1940 0.29 ac lot Est $224k · 46% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! 3 bed, 2 bath home with a 2 car detached garage and additional 2 car carport situated on a property with mature trees. Home is being sold AS-IS with no repairs to be made by seller. Interior has experienced some cosmetic vandalism and will require updates/repairs, making this a great opportunity for investors or buyers looking for a project. Cash or investor loan only. Tons of potential to restore and make this property shine again!

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Appraised living area source; Living area reported as 1,488
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One-story; Residential property; Located in Williams 2nd addition; Homestead exempt
• Construction: Vinyl siding exterior; Composition roof (roof replaced or updated in 2017); Conventional foundation; Existing construction
• Exterior features: Infill lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating; No central cooling reported
• Interior features: Open living area (1 living area); No fireplace; Existing property (one level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.3% vs local median 2.1% in Tuttle — 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 73/100 on livability (#21 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Tuttle (rural): math 35% / reading 36% proficiency, ranked #26 of 270 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Tuttle Es (math 62% / reading 52%, grade C+, #18 of 845 statewide, top 2%, 380 students, 0% FRL); Tuttle Hs (math 32% / reading 42%, grade F, #42 of 447 statewide, top 10%, 644 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 206 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1940 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.08% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $223,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 SW 4th St	0.16mi	3/1.0 (+1)	1,459 (-1%)	9mo	$165,000	$113	78
701 SW 1st St	0.11mi	3/2.0 (+1)	1,426 (-3%)	12mo	$167,000	$117	71
309 Golden Ter	0.08mi	2/2.0	1,540 (+5%)	24mo	$225,000	$146	65
502 SW 5th St	0.16mi	3/2.0 (+1)	1,670 (+14%)	2mo	$275,000	$165	60
10 Westend Ct	0.56mi	3/2.0 (+1)	1,545 (+5%)	0mo	$235,000	$152	56
103 W Pine St	0.61mi	3/2.0 (+1)	1,525 (+4%)	7mo	$264,000	$173	51
109 West End Ct	0.65mi	3/2.0 (+1)	1,528 (+4%)	7mo	$217,200	$142	48
203 W Holly St	0.54mi	3/2.0 (+1)	1,592 (+8%)	7mo	$287,000	$180	47
302 NW 1st St	0.69mi	3/2.0 (+1)	1,367 (-7%)	1mo	$152,500	$112	46
111 Westend Ct	0.68mi	3/2.0 (+1)	1,568 (+6%)	4mo	$240,000	$153	45
203 NW 6th St	0.68mi	3/2.0 (+1)	1,505 (+2%)	22mo	$199,000	$132	38
114 Westend Ct	0.67mi	3/2.0 (+1)	1,327 (-10%)	15mo	$210,000	$158	31

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-94
• Equity at exit: $17,892

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $24,701
• Equity at exit: $10,375

Cash invested: $33,600 (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 73089

• Home prices YoY: -5.0%
• Active inventory: 206
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $305

Break-even live

Break-even rent $909

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $373	-5% $339	+0% $305	+5% $271	+10% $237
Rent	-10% $202	-5% $253	+0% $305	+5% $356	+10% $407
Rate	-1.0pp $365	-0.5pp $335	base $305	+0.5pp $273	+1.0pp $242

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 SW 3rd St Tuttle, OK	3.0	1.0	1600	$1,295	$0.81	11d	1	0.12mi

Listing history 8 events

1. 2026-06-08
   status $120,000 Pending 13 DOM
2. 2026-06-07
   days on market $120,000 Active 13 DOM
3. 2026-06-03
   days on market $120,000 Active 9 DOM
4. 2026-06-02
   days on market $120,000 Active 8 DOM
5. 2026-06-01
   days on market $120,000 Active 7 DOM
6. 2026-05-31
   days on market $120,000 Active 6 DOM
7. 2026-05-20
   status Pending
8. 2026-05-14
   listed $120,000 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: $470 · $39/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$610/yr (+$51/mo · 129.8%)

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

Taxation est. · year 1

• Rental income: $15,540
• − Mortgage interest: −$6,722
• − Property taxes: −$470
• − Insurance: −$600
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,491
• Taxable income: $1,771
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $3,230/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: Tuttle
• NCES district ID: 4030420
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 36% ▼ -11.00%
• Median HH income: $63,451
• Composite: 32.05/100
• National rank: #5822
• State rank: #26 of 270 in OK

Livability — Tuttle

• Score: 73/100
• State rank: #21
• US rank: #5678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuttle, OK
• Population (ZIP): 13,977

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 9% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.02%
• Current HPI: 266.9644
• 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

2 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-05-14 Listed $120,000 MLSOK

Property tax history

+8.0%/yr

Latest (2025): $470 · -2.5% YoY. Source: county tax records.