None · Pauls Valley, OK 73075

$65,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 54 Days on market

Built 1950 8,276 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-BED FIXER-UPPER ON CUL-DE-SAC IN PAULS VALLEY WITH LARGE LOT & MATURE TREES Looking for a quiet street, big yard, and a project you can truly make your own in Pauls Valley? 105 Park Row sits in Denson Heights on a cul-de-sac road lined with mature trees, offering a peaceful setting with room to grow. This 1950 home offers 3 bedrooms, 1 bath, and 1048 square feet (per county records) on a . 19-acre lot. It was mid-renovation with plans for an open-concept layout and split floor plan. The kitchen has been fully removed to open up the living space and create flexibility for a third bedroom. The bathroom is mostly updated, and improvements include new walls, new windows in the living room and two bedrooms, and original hardwood floors uncovered and ready for a second life. Mornings here feel quiet—coffee on the covered front porch, shade from the established trees, and a backyard that gives you space to breathe. The lot is fenced on two sides, making it easy to finish out for a more private yard. A metal carport in front driveway and storage building in the backyard add everyday function. Utilities include OG & E electric, ONG Gas connection available, and City of Pauls Valley water, sewer, and trash. Located in the Pauls Valley School District with access to local routes for an easy commute. THIS HOME IS BEING SOLD AS-IS/WHERE-IS AND IS A SOLID OPPORTUNITY FOR AN INVESTOR OR OWNER-OCCUPANT READY TO FINISH THE VISION. THE SPIRIT OF THE HOME IS ALREADY HERE—IT JUST NEEDS THE RIGHT PERSON TO BRING IT ALL TOGETHER.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Property listed as active; Unoccupied; Living area recorded by assessor
• Financial info: Assumable: No; Loan qualifiers: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No flood insurance required indication
• Home design: Single family residence; One-level; Faces southeast; Residential property; Existing structure
• Construction: Vinyl siding and other construction materials; Other roof; Double-pane vinyl frame windows; Built with conventional foundation
• Exterior features: Covered porch; Rain gutters; Exterior storage; Wood fence; Located on a cul-de-sac; Homestead eligible

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: 3 living areas; No fireplace
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.3% in Pauls Valley — 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 54/100 on livability (#604 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Pauls Valley (town): math 25% / reading 25% proficiency, ranked #117 of 270 in OK (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pauls Valley Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 312 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 85 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (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 1950 — 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. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $144,624
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Park Row	0.02mi	3/1.0 (+1)	968 (-8%)	15mo	$70,000	$72	69
603 Seminole Dr	0.44mi	3/1.0 (+1)	1,052 (+0%)	10mo	$85,000	$81	66
220 S Edith St	0.35mi	3/2.0 (+1)	1,004 (-4%)	8mo	$60,000	$60	61
422 Mohawk Dr	0.37mi	3/1.5 (+1)	1,032 (-2%)	15mo	$144,900	$140	61
1748 S Walnut St	0.56mi	3/1.5 (+1)	1,012 (-3%)	11mo	$140,000	$138	52
511 Comanche Ln	0.53mi	3/1.0 (+1)	1,008 (-4%)	22mo	$159,000	$158	46
1728 S Walnut St	0.50mi	2/2.0	1,107 (+6%)	21mo	$155,000	$140	46
424 S Catherine St	0.50mi	2/1.0	1,144 (+9%)	20mo	$45,000	$39	45

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $10,226
• Equity at exit: $9,692

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $35,629
• Equity at exit: $5,620

Cash invested: $18,200 (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 73075

• Home prices YoY: -14.1%
• Active inventory: 85
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $326

Break-even live

Break-even rent $534

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $363	-5% $344	+0% $326	+5% $308	+10% $289
Rent	-10% $251	-5% $289	+0% $326	+5% $363	+10% $401
Rate	-1.0pp $359	-0.5pp $343	base $326	+0.5pp $309	+1.0pp $292

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $65,000 Active 54 DOM
2. 2026-06-18
   days on market $65,000 Active 52 DOM
3. 2026-06-17
   days on market $65,000 Active 51 DOM
4. 2026-06-16
   days on market $65,000 Active 50 DOM
5. 2026-06-15
   days on market $65,000 Active 49 DOM
6. 2026-06-13
   days on market $65,000 Active 47 DOM
7. 2026-06-12
   days on market $65,000 Active 46 DOM
8. 2026-06-09
   days on market $65,000 Active 43 DOM
9. 2026-06-08
   days on market $65,000 Active 42 DOM
10. 2026-06-08
    days on market $65,000 Active 41 DOM
11. 2026-06-07
    days on market $65,000 Active 40 DOM
12. 2026-06-04
    days on market $65,000 Active 37 DOM
13. 2026-06-02
    days on market $65,000 Active 36 DOM
14. 2026-06-01
    days on market $65,000 Active 35 DOM
15. 2026-05-31
    days on market $65,000 Active 34 DOM
16. 2026-04-27
    listed $75,000 Active 1560-char remark

    Show marketing remark (1560 chars)

    3-BED FIXER-UPPER ON CUL-DE-SAC IN PAULS VALLEY WITH LARGE LOT & MATURE TREES Looking for a quiet street, big yard, and a project you can truly make your own in Pauls Valley? 105 Park Row sits in Denson Heights on a cul-de-sac road lined with mature trees, offering a peaceful setting with room to grow. This 1950 home offers 3 bedrooms, 1 bath, and 1048 square feet (per county records) on a . 19-acre lot. It was mid-renovation with plans for an open-concept layout and split floor plan. The kitchen has been fully removed to open up the living space and create flexibility for a third bedroom. The bathroom is mostly updated, and improvements include new walls, new windows in the living room and two bedrooms, and original hardwood floors uncovered and ready for a second life. Mornings here feel quiet—coffee on the covered front porch, shade from the established trees, and a backyard that gives you space to breathe. The lot is fenced on two sides, making it easy to finish out for a more private yard. A metal carport in front driveway and storage building in the backyard add everyday function. Utilities include OG & E electric, ONG Gas connection available, and City of Pauls Valley water, sewer, and trash. Located in the Pauls Valley School District with access to local routes for an easy commute. THIS HOME IS BEING SOLD AS-IS/WHERE-IS AND IS A SOLID OPPORTUNITY FOR AN INVESTOR OR OWNER-OCCUPANT READY TO FINISH THE VISION. THE SPIRIT OF THE HOME IS ALREADY HERE—IT JUST NEEDS THE RIGHT PERSON TO BRING IT ALL TOGETHER.

17. 2026-04-27
    listed $75,000 Active

    Show marketing remark (1560 chars)

    3-BED FIXER-UPPER ON CUL-DE-SAC IN PAULS VALLEY WITH LARGE LOT & MATURE TREES Looking for a quiet street, big yard, and a project you can truly make your own in Pauls Valley? 105 Park Row sits in Denson Heights on a cul-de-sac road lined with mature trees, offering a peaceful setting with room to grow. This 1950 home offers 3 bedrooms, 1 bath, and 1048 square feet (per county records) on a . 19-acre lot. It was mid-renovation with plans for an open-concept layout and split floor plan. The kitchen has been fully removed to open up the living space and create flexibility for a third bedroom. The bathroom is mostly updated, and improvements include new walls, new windows in the living room and two bedrooms, and original hardwood floors uncovered and ready for a second life. Mornings here feel quiet—coffee on the covered front porch, shade from the established trees, and a backyard that gives you space to breathe. The lot is fenced on two sides, making it easy to finish out for a more private yard. A metal carport in front driveway and storage building in the backyard add everyday function. Utilities include OG & E electric, ONG Gas connection available, and City of Pauls Valley water, sewer, and trash. Located in the Pauls Valley School District with access to local routes for an easy commute. THIS HOME IS BEING SOLD AS-IS/WHERE-IS AND IS A SOLID OPPORTUNITY FOR AN INVESTOR OR OWNER-OCCUPANT READY TO FINISH THE VISION. THE SPIRIT OF THE HOME IS ALREADY HERE—IT JUST NEEDS THE RIGHT PERSON TO BRING IT ALL TOGETHER.

18. 2025-07-10
    soldstatus $57,000
19. 2025-07-08
    soldstatus $57,000 Closed 1175-char remark

    Show marketing remark (1175 chars)

    Fixer Upper! Charming two bedroom one bath home located on a quiet cul-de-sac in town. This property could be an excellent choice for a first home, down sizing option or investment. As you walk into the home you will find the main living area with wood floors throughout. They appear to be in good condition. To the north adjoining the living room is the kitchen. Seller's are leaving range and refrigerator with the house. The kitchen has a little dining area attached. Just behind the kitchen there is a utility room which houses the washer/dryer and water heater. On the other side of the house you have the sleeping quarters. The bedrooms are average size. Property has a partially fenced backyard which connects to a city park area. Great for outdoor gatherings as you would have use of the park for entertainment amenities. There is also a small storage building in the backyard. In the front yard you have a small porch and single car carport with concrete slab for parking. Currently the central heat and air system is not in working order and will need replacement. Seller is using window units on the property and will remain with the. Property is being sold as-is.

20. 2025-05-31
    status Pending 1175-char remark

    Show marketing remark (1175 chars)

    Fixer Upper! Charming two bedroom one bath home located on a quiet cul-de-sac in town. This property could be an excellent choice for a first home, down sizing option or investment. As you walk into the home you will find the main living area with wood floors throughout. They appear to be in good condition. To the north adjoining the living room is the kitchen. Seller's are leaving range and refrigerator with the house. The kitchen has a little dining area attached. Just behind the kitchen there is a utility room which houses the washer/dryer and water heater. On the other side of the house you have the sleeping quarters. The bedrooms are average size. Property has a partially fenced backyard which connects to a city park area. Great for outdoor gatherings as you would have use of the park for entertainment amenities. There is also a small storage building in the backyard. In the front yard you have a small porch and single car carport with concrete slab for parking. Currently the central heat and air system is not in working order and will need replacement. Seller is using window units on the property and will remain with the. Property is being sold as-is.

21. 2025-04-25
    price $65,000 1175-char remark

    Show marketing remark (1175 chars)

    Fixer Upper! Charming two bedroom one bath home located on a quiet cul-de-sac in town. This property could be an excellent choice for a first home, down sizing option or investment. As you walk into the home you will find the main living area with wood floors throughout. They appear to be in good condition. To the north adjoining the living room is the kitchen. Seller's are leaving range and refrigerator with the house. The kitchen has a little dining area attached. Just behind the kitchen there is a utility room which houses the washer/dryer and water heater. On the other side of the house you have the sleeping quarters. The bedrooms are average size. Property has a partially fenced backyard which connects to a city park area. Great for outdoor gatherings as you would have use of the park for entertainment amenities. There is also a small storage building in the backyard. In the front yard you have a small porch and single car carport with concrete slab for parking. Currently the central heat and air system is not in working order and will need replacement. Seller is using window units on the property and will remain with the. Property is being sold as-is.

22. 2024-12-27
    listed $74,000 Active 1175-char remark

    Show marketing remark (1175 chars)

    Fixer Upper! Charming two bedroom one bath home located on a quiet cul-de-sac in town. This property could be an excellent choice for a first home, down sizing option or investment. As you walk into the home you will find the main living area with wood floors throughout. They appear to be in good condition. To the north adjoining the living room is the kitchen. Seller's are leaving range and refrigerator with the house. The kitchen has a little dining area attached. Just behind the kitchen there is a utility room which houses the washer/dryer and water heater. On the other side of the house you have the sleeping quarters. The bedrooms are average size. Property has a partially fenced backyard which connects to a city park area. Great for outdoor gatherings as you would have use of the park for entertainment amenities. There is also a small storage building in the backyard. In the front yard you have a small porch and single car carport with concrete slab for parking. Currently the central heat and air system is not in working order and will need replacement. Seller is using window units on the property and will remain with the. Property is being sold as-is.

23. 2017-05-10
    soldstatus $47,500

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $647 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $11,360
• − Mortgage interest: −$3,641
• − Property taxes: −$647
• − Insurance: −$325
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$1,891
• Taxable income: $3,038
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,183/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: Pauls Valley
• NCES district ID: 4023550
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $37,515
• Composite: 20.87/100
• National rank: #8497
• State rank: #117 of 270 in OK

Livability — Pauls Valley

• Score: 54/100
• State rank: #604
• US rank: #24233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pauls Valley, OK
• City population: 9,478
• Population (ZIP): 9,478

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 12% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Serbian 3% European 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.52%
• Current HPI: 235.1168
• 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

+57.9% since first listed

8 events — show timeline

• 2026-04-27 Listed $75,000 MLSOK
• 2026-04-27 Listed $75,000 MLS Technology, Inc.
• 2025-07-10 Sold (Public Records) $57,000 Public Records
• 2025-07-08 Sold (MLS) $57,000 MLSOK
• 2025-05-31 Pending — MLSOK
• 2025-04-25 Price Changed $65,000 MLSOK
• 2024-12-27 Listed $74,000 MLSOK
• 2017-05-10 Sold (Public Records) $47,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $647 · +8.6% YoY. Source: county tax records.