1511 D St · Snyder, OK 73566

$87,000

4 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 14 Days on market

Built 1972 7,919 sqft lot Est $155k · 44% 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
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Great layout and plenty of potential! This 3 bedroom, 1 1/2 bathroom brick home offers an open concept design with a spacious living room, dining area, and kitchen—perfect for everyday living and entertaining. The living room features a free-standing fireplace (flue will need to be attached for proper use), adding character and a focal point to the space. The kitchen comes equipped with a refrigerator, dishwasher, gas stove, and microwave. All bedrooms have new carpet and have been freshly painted, giving the home a clean, updated feel. Step outside to a large backyard with a privacy fence. The oversized screened-in back patio provides additional living space and includes a convenient

Key facts

• Durable metal roof
• Large backyard
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• FREE-STANDING FIREPLACE
• LARGE BACKYARD
• PRIVACY FENCE
• SEPARATE EXTERIOR STORAGE ROOM
• DURABLE METAL ROOF

Property features AI

Finance

• Other: Interior lot
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Property on standard utilities
• Home design: Single family residence; One-level home; Residential property; Located in Hillcrest addition
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered porch; Rain gutters; Storage

Interior

• Kitchen: Gas range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Ceiling fan(s); Free standing fireplace; Inside utility
• Laundry & utility: Washer and dryer included; Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).

Location & tenants

• Location reads 59/100 on livability (#397 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Snyder (rural): math 15% / reading 21% proficiency, ranked #446 of 513 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John D Moeller Es (140 students, 0% FRL); Snyder Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 133 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($601 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $87,000

Questions for the listing agent

1. Built in 1972 — 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 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?
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: 1.50% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.16%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $154,504
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 B St	0.13mi	3/2.5 (-1)	1,700 (-2%)	4mo	$54,000	$32	80
1421 B St	0.14mi	3/2.0 (-1)	1,525 (-12%)	8mo	$135,000	$89	62
104 W 12th St	0.35mi	3/1.5 (-1)	1,671 (-4%)	12mo	$149,000	$89	60
103 Western Sunset Trl	0.48mi	3/2.0 (-1)	1,537 (-12%)	4mo	$162,500	$106	50
604 8th St	0.60mi	4/1.5	1,914 (+10%)	4mo	$89,000	$46	50
1001 H St	0.50mi	3/2.0 (-1)	1,632 (-6%)	16mo	$112,000	$69	48

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: 31.2%
• Equity multiple: 2.76×
• Total profit: $42,981
• Equity at exit: $39,119

10-year hold

• IRR: 31.5%
• Equity multiple: 5.41×
• Total profit: $107,387
• Equity at exit: $60,287

Cash invested: $24,360 (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 73566

• Active inventory: 9
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $511

Break-even live

Break-even rent $655

Max offer price $87,000

Occupancy floor 56%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-14
   listed $87,000 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: $304 · $25/mo
• Projected year-2 tax: $783 · $65/mo
• Expected delta: +$479/yr (+$40/mo · 157.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,624
• − Mortgage interest: −$4,873
• − Property taxes: −$304
• − Insurance: −$435
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,531
• Taxable income: $4,981
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $4,934/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: Snyder
• NCES district ID: 4027930
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 21% ▲ 3.00%
• Median HH income: $32,783
• Composite: 17.93/100
• National rank: #14099
• State rank: #446 of 513 in OK

Livability — Snyder

• Score: 59/100
• State rank: #397
• US rank: #20273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snyder, OK
• Population (ZIP): 1,502

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-04-29 Pending — MLSOK
• 2026-04-14 Listed $87,000 MLSOK

Property tax history

-1.3%/yr

Latest (2025): $304 · -2.6% YoY. Source: county tax records.