906 N Jackson St · Altus, OK 73521

$57,500

2 bd · 1.0 ba · 887 sqft · SingleFamily public records · 87 Days on market

Built 1950 0.26 ac lot Est $63k · 9% 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 +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom home, situated on a spacious lot, boasts numerous updates. The house features brand-new double-pane Argon gas windows for improved energy efficiency, along with newer carpet and vinyl flooring throughout. Recessed lighting brightens every room, creating a warm and modern atmosphere. The kitchen has been updated with new cabinets and a sink, while a tankless water heater and upgraded PEX water lines enhance convenience and efficiency. The bathroom includes a shower/tub combo, a new toilet and vanity. Additional highlights include attic access via a metal pull-down ladder, exterior siding and a roof replaced just two years ago, a new electrical panel and new blown in insulation in the attic. A transferable foundation warranty is available and adds peace of mind. The home owner has spent a lot of money remodeling and foundation repair therefore the home is being sold AS IS, so don’t miss out—call today to schedule a showing!

Key facts

• Updated pex plumbing
• New washer and dryer
• Updated bathroom

Tags

• UPDATED PEX PLUMBING
• UPDATED TANKLESS WATER HEATER
• UPDATED BATHROOM
• UPDATED KITCHEN CABINETS
• PLUG FOR ELECTRIC RANGE
• NEW WASHER AND DRYER

Property features AI

Finance

• Other: Occupied; New listing; Living area reported as 887 (assessor)
• Financial info: Loan qualification: buyer may qualify; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exempt
• Home design: Single family residence; One level; Residential property
• Construction: Frame construction; Composition roof (replaced/updated 2024); Conventional foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Zoned heating; Window unit cooling
• Interior features: One living area; One dining area; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $58k).
• Recommended offer: $54k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.7% in Altus — 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 65/100 on livability (#151 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Altus (town): math 31% / reading 28% proficiency, ranked #69 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Altus Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 408 students, 0% FRL); Altus Hs (math 21% / reading 26%, grade F, #218 of 447 statewide, top 49%, 921 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 165 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected to shrink 6% 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 $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $54,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.47% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.01%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $62,977
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 E Elm St	0.53mi	2/1.0	925 (+4%)	4mo	$69,000	$75	65
904 N Julian St	0.14mi	2/1.0	781 (-12%)	13mo	$45,000	$58	62
711 N Julian St	0.18mi	2/1.0	1,013 (+14%)	12mo	$43,000	$42	58
1519 N Willard St	0.70mi	2/1.0	864 (-3%)	11mo	$58,000	$67	54
820 E Sycamore Ave	0.38mi	2/1.0	950 (+7%)	23mo	$105,000	$111	52
1617 N Lee St	0.73mi	3/1.0 (+1)	902 (+2%)	9mo	$80,000	$89	51
518 E Commerce St	0.58mi	3/1.0 (+1)	784 (-12%)	5mo	$35,000	$45	45
1011 E Sutherland St	0.66mi	2/1.0	770 (-13%)	10mo	$55,000	$71	40
1112 E Sycamore Ave	0.69mi	2/1.0	974 (+10%)	15mo	$95,000	$98	39
1409 E Hemlock St	0.74mi	3/2.0 (+1)	1,008 (+14%)	20mo	$42,000	$42	17

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: 17.2%
• Equity multiple: 1.69×
• Total profit: $11,182
• Equity at exit: $8,573

10-year hold

• IRR: 25.7%
• Equity multiple: 3.24×
• Total profit: $36,081
• Equity at exit: $4,972

Cash invested: $16,100 (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 73521

• Home prices YoY: -18.4%
• Active inventory: 165
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$20 /mo · $235/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $322

Break-even live

Break-even rent $437

Max offer price $57,500

Occupancy floor 57%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $57,500 Active 87 DOM
2. 2026-06-17
   days on market $57,500 Active 86 DOM
3. 2026-06-16
   days on market $57,500 Active 85 DOM
4. 2026-06-15
   days on market $57,500 Active 84 DOM
5. 2026-06-13
   days on market $57,500 Active 82 DOM
6. 2026-06-12
   days on market $57,500 Active 81 DOM
7. 2026-06-09
   days on market $57,500 Active 78 DOM
8. 2026-06-08
   days on market $57,500 Active 77 DOM
9. 2026-06-08
   days on market $57,500 Active 76 DOM
10. 2026-06-07
    days on market $57,500 Active 75 DOM
11. 2026-06-04
    days on market $57,500 Active 72 DOM
12. 2026-06-02
    days on market $57,500 Active 71 DOM
13. 2026-06-01
    days on market $57,500 Active 70 DOM
14. 2026-05-31
    days on market $57,500 Active 69 DOM
15. 2026-03-22
    listed $57,500 Active
16. 2025-09-24
    soldstatus $50,000
17. 2025-09-23
    soldstatus $50,000 Closed 972-char remark

    Show marketing remark (972 chars)

    This charming 2-bedroom home, situated on a spacious lot, boasts numerous updates. The house features brand-new double-pane Argon gas windows for improved energy efficiency, along with newer carpet and vinyl flooring throughout. Recessed lighting brightens every room, creating a warm and modern atmosphere. The kitchen has been updated with new cabinets and a sink, while a tankless water heater and upgraded PEX water lines enhance convenience and efficiency. The bathroom includes a shower/tub combo, a new toilet and vanity. Additional highlights include attic access via a metal pull-down ladder, exterior siding and a roof replaced just two years ago, a new electrical panel and new blown in insulation in the attic. A transferable foundation warranty is available and adds peace of mind. The home owner has spent a lot of money remodeling and foundation repair therefore the home is being sold AS IS, so don’t miss out—call today to schedule a showing!

18. 2025-06-14
    status Pending 972-char remark

    Show marketing remark (972 chars)

    This charming 2-bedroom home, situated on a spacious lot, boasts numerous updates. The house features brand-new double-pane Argon gas windows for improved energy efficiency, along with newer carpet and vinyl flooring throughout. Recessed lighting brightens every room, creating a warm and modern atmosphere. The kitchen has been updated with new cabinets and a sink, while a tankless water heater and upgraded PEX water lines enhance convenience and efficiency. The bathroom includes a shower/tub combo, a new toilet and vanity. Additional highlights include attic access via a metal pull-down ladder, exterior siding and a roof replaced just two years ago, a new electrical panel and new blown in insulation in the attic. A transferable foundation warranty is available and adds peace of mind. The home owner has spent a lot of money remodeling and foundation repair therefore the home is being sold AS IS, so don’t miss out—call today to schedule a showing!

19. 2025-05-22
    price $49,900 972-char remark

    Show marketing remark (972 chars)

    This charming 2-bedroom home, situated on a spacious lot, boasts numerous updates. The house features brand-new double-pane Argon gas windows for improved energy efficiency, along with newer carpet and vinyl flooring throughout. Recessed lighting brightens every room, creating a warm and modern atmosphere. The kitchen has been updated with new cabinets and a sink, while a tankless water heater and upgraded PEX water lines enhance convenience and efficiency. The bathroom includes a shower/tub combo, a new toilet and vanity. Additional highlights include attic access via a metal pull-down ladder, exterior siding and a roof replaced just two years ago, a new electrical panel and new blown in insulation in the attic. A transferable foundation warranty is available and adds peace of mind. The home owner has spent a lot of money remodeling and foundation repair therefore the home is being sold AS IS, so don’t miss out—call today to schedule a showing!

20. 2025-01-18
    listed $57,000 Active 972-char remark

    Show marketing remark (972 chars)

    This charming 2-bedroom home, situated on a spacious lot, boasts numerous updates. The house features brand-new double-pane Argon gas windows for improved energy efficiency, along with newer carpet and vinyl flooring throughout. Recessed lighting brightens every room, creating a warm and modern atmosphere. The kitchen has been updated with new cabinets and a sink, while a tankless water heater and upgraded PEX water lines enhance convenience and efficiency. The bathroom includes a shower/tub combo, a new toilet and vanity. Additional highlights include attic access via a metal pull-down ladder, exterior siding and a roof replaced just two years ago, a new electrical panel and new blown in insulation in the attic. A transferable foundation warranty is available and adds peace of mind. The home owner has spent a lot of money remodeling and foundation repair therefore the home is being sold AS IS, so don’t miss out—call today to schedule a showing!

21. 2025-01-17
    historical
22. 2025-01-13
    status Active
23. 2025-01-02
    status Pending
24. 2024-12-14
    listed $55,000 Active
25. 2024-12-12
    historical
26. 2024-09-20
    status Active
27. 2024-08-07
    status Pending
28. 2024-07-30
    price $55,000
29. 2024-04-13
    listed $58,000 Active
30. 2021-04-08
    soldstatus $12,000 Sold
31. 2021-03-08
    historical
32. 2020-08-26
    listed $20,000
33. 2020-04-30
    historical
34. 2019-11-05
    listed $24,900
35. 2019-09-23
    historical
36. 2019-04-23
    listed $25,000
37. 1994-11-09
    soldstatus $24,000

ⓘ 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: $235 · $20/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: +$282/yr (+$24/mo · 120.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $10,135
• − Mortgage interest: −$3,221
• − Property taxes: −$235
• − Insurance: −$288
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$1,673
• Taxable income: $3,098
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,123/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: Altus
• NCES district ID: 4002850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $40,607
• Composite: 24.91/100
• National rank: #7574
• State rank: #69 of 270 in OK

Livability — Altus

• Score: 65/100
• State rank: #151
• US rank: #13386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altus, OK
• City population: 20,574
• Population (ZIP): 20,352

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 15% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.26%
• Current HPI: 178.7106
• 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

+139.6% since first listed

23 events — show timeline

• 2026-03-22 Listed $57,500 MLSOK
• 2025-09-24 Sold (Public Records) $50,000 Public Records
• 2025-09-23 Sold (MLS) $50,000 MLSOK
• 2025-06-14 Pending — MLSOK
• 2025-05-22 Price Changed $49,900 MLSOK
• 2025-01-18 Listed $57,000 MLSOK
• 2025-01-17 Listing Removed — MLSOK
• 2025-01-13 Relisted — MLSOK
• 2025-01-02 Pending — MLSOK
• 2024-12-14 Listed $55,000 MLSOK
• 2024-12-12 Listing Removed — MLSOK
• 2024-09-20 Relisted — MLSOK
• 2024-08-07 Pending — MLSOK
• 2024-07-30 Price Changed $55,000 MLSOK
• 2024-04-13 Listed $58,000 MLSOK
• 2021-04-08 Sold (MLS) $12,000 MLSOK
• 2021-03-08 Listing Removed — MLSOK
• 2020-08-26 Listed $20,000 MLSOK
• 2020-04-30 Listing Removed — MLSOK
• 2019-11-05 Listed $24,900 MLSOK
• 2019-09-23 Listing Removed — MLSOK
• 2019-04-23 Listed $25,000 MLSOK
• 1994-11-09 Sold (Public Records) $24,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $235 · +4.4% YoY. Source: county tax records.