401 E Davis St · Tipton, OK 73570

$89,900

2 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 99 Days on market

Built 1950 3,498 sqft lot Est $116k · 22% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Appreciation +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Cute home on corner lot. Lots of nice updating to include all new plumbing, new electrical wiring & electrical box, new custom kitchen with new black appliances. New windows & new insulation. Original hardwood floors, lots of cam lighting, Both bathrooms are updated with new vanities & showers. OPEN floor plan! Home has cellar with entrance from inside the mud room. Seller will have the exterior painted before closing. Fenced backyard.

Key facts

• Large mudroom
• New appliances
• Updated living space

Tags

• UPDATED LIVING SPACE
• LARGE MUDROOM
• OVERSIZED LAUNDRY ROOM
• NEW APPLIANCES
• LARGE FENCED-IN BACKYARD

Property features AI

Finance

• Other: Located in Tipton addition; Occupied; Days on market: 36
• Financial info: Not assumable; Does not qualify for loan (per listing data); Current price listed at $89,900
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Existing property
• Construction: Frame construction; Composition roof; Slab foundation; Built on a 0.0803-acre lot; Homestead exempt
• Exterior features: Covered patio; Storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#523 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Tipton (rural): math 15% / reading 15% proficiency, ranked #471 of 513 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tipton Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 149 students, 0% FRL); Tipton Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 75 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $91 of equity ($622 loan paydown + $-531 appreciation (-0.6% local appreciation)).
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 38% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $115,656
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 E Davis St	0.11mi	3/1.5 (+1)	1,356 (-7%)	1mo	$80,000	$59	75
315 E Main St	0.08mi	3/2.0 (+1)	1,516 (+4%)	14mo	$120,000	$79	70
323 W Baseline St	0.23mi	3/1.5 (+1)	1,472 (+0%)	19mo	$89,900	$61	65
413 NW 3 Rd. St	0.39mi	3/2.0 (+1)	1,556 (+6%)	6mo	$155,000	$100	57
600 E Baseline St	0.29mi	3/2.0 (+1)	1,560 (+7%)	16mo	$129,500	$83	53

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

Projected returns pro-forma

-0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.55×
• Total profit: $13,881
• Equity at exit: $23,481

10-year hold

• IRR: 17.4%
• Equity multiple: 2.81×
• Total profit: $45,497
• Equity at exit: $26,210

Cash invested: $25,172 (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 73570

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $299

Break-even live

Break-even rent $675

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $349	-5% $324	+0% $299	+5% $273	+10% $248
Rent	-10% $215	-5% $257	+0% $299	+5% $340	+10% $382
Rate	-1.0pp $344	-0.5pp $321	base $299	+0.5pp $275	+1.0pp $252

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-07
   price $89,900
2. 2026-02-17
   listed $99,900 Active
3. 2021-06-14
   soldstatus $65,000
4. 2021-06-11
   soldstatus $65,000 Sold 452-char remark

   Show marketing remark (452 chars)

   Cute home on corner lot. Lots of nice updating to include all new plumbing, new electrical wiring & electrical box, new custom kitchen with new black appliances. New windows & new insulation. Original hardwood floors, lots of cam lighting, Both bathrooms are updated with new vanities & showers. OPEN floor plan! Home has cellar with entrance from inside the mud room. Seller will have the exterior painted before closing. Fenced backyard.

5. 2021-04-13
   historical 452-char remark

   Show marketing remark (452 chars)

   Cute home on corner lot. Lots of nice updating to include all new plumbing, new electrical wiring & electrical box, new custom kitchen with new black appliances. New windows & new insulation. Original hardwood floors, lots of cam lighting, Both bathrooms are updated with new vanities & showers. OPEN floor plan! Home has cellar with entrance from inside the mud room. Seller will have the exterior painted before closing. Fenced backyard.

6. 2021-04-09
   listed $65,000 452-char remark

   Show marketing remark (452 chars)

   Cute home on corner lot. Lots of nice updating to include all new plumbing, new electrical wiring & electrical box, new custom kitchen with new black appliances. New windows & new insulation. Original hardwood floors, lots of cam lighting, Both bathrooms are updated with new vanities & showers. OPEN floor plan! Home has cellar with entrance from inside the mud room. Seller will have the exterior painted before closing. Fenced backyard.

7. 2014-06-27
   soldstatus $6,500 165-char remark

   Show marketing remark (165 chars)

   Property to be sold 'as is, ' and 'where is' with no warranties expressed or implied. This would make a great investment property or starter home with a little work.

8. 2014-03-13
   listed $7,500 165-char remark

   Show marketing remark (165 chars)

   Property to be sold 'as is, ' and 'where is' with no warranties expressed or implied. This would make a great investment property or starter home with a little work.

9. 2001-02-09
   soldstatus $13,000

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$521/yr (+$43/mo · 180.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $12,630
• − Mortgage interest: −$5,036
• − Property taxes: −$288
• − Insurance: −$450
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,615
• Taxable income: $2,220
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $3,050/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: Tipton
• NCES district ID: 4030030
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $38,655
• Composite: 16.13/100
• National rank: #14284
• State rank: #471 of 513 in OK

Livability — Tipton

• Score: 56/100
• State rank: #523
• US rank: #22777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tipton, OK
• Population (ZIP): 940

Population outlook (Tillman County) Hauer SSP2

• Today (2025): 6,949 people
• By 2030: 6,737 · -3.1%
• By 2040: 6,402 · -7.9%
• By 2050: 6,364 · -8.4%
• By 2075: 7,335 · +5.6%
• By 2100: 9,166 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 11% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 7% Greek 2% Russian 2%
• Foreign-born: 1% · Canada
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Tillman

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -23.8pp toward R · 2008: -35.6pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.6 2016: R+47.6 2012: R+33.4 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.59%
• Current HPI: 195.9178
• 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

+591.5% since first listed

9 events — show timeline

• 2026-03-07 Price Changed $89,900 MLSOK
• 2026-02-17 Listed $99,900 MLSOK
• 2021-06-14 Sold (Public Records) $65,000 Public Records
• 2021-06-11 Sold (MLS) $65,000 MLSOK
• 2021-04-13 Listing Removed — MLSOK
• 2021-04-09 Listed $65,000 MLSOK
• 2014-06-27 Sold (MLS) $6,500 LBRMLS
• 2014-03-13 Listed $7,500 LBRMLS
• 2001-02-09 Sold (Public Records) $13,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $288 · -1.4% YoY. Source: county tax records.