None · Burns Flat, OK 73647

$62,000

3 bd · 1.0 ba · 1,190 sqft · Townhouse · 110 Days on market

Built 1958 Fair condition 3,507 sqft lot Est $74k · 16% under ↓ 6% since listing

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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 +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks

3 Bedroom 1 bath, 1/2 a duplex in Burns Flat near the spaceport. Newer flooring throughout home and interior was recently painted. Roomy back yard, chainlink fencing installation will be completed prior to closing. This unit has a 1 car garage. Home will be sold with refrigerator and stove.

Key facts

• Newer flooring
• Stove
• Chainlink fencing

Tags

• NEWER FLOORING
• ROOMY BACK YARD
• CHAINLINK FENCING
• REFRIGERATOR
• STOVE

Property features AI

Finance

• Other: Occupied by owner; Roof year noted as 2014; Living area reported as 1,190 (source: appraisal); Lot features listed as Other; Storm shelter: none
• Financial info: Sold in as-is condition; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Residential half duplex; Single-story; East-facing; Property is existing
• Construction: Frame construction; Composition roof (replaced or noted in 2014); Slab foundation
• Exterior features: Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Free standing gas oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom with tub and shower
• Interior features: Refrigerator; Water heater; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#122 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Burns Flat-Dill City (rural): math 15% / reading 22% proficiency, ranked #183 of 270 in OK (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Will Rogers Es (math 13% / reading 19%, grade F, #582 of 845 statewide, top 69%, 366 students, 0% FRL); Burns Flat-Dill City Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 127 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($429 loan paydown + $781 appreciation (1.3% local appreciation)).
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $56,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.73% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.93%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $73,780
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Cherokee Trl Unit B	0.48mi	3/1.5	1,235 (+4%)	4mo	$50,000	$40	66
113 Osage Rd Unit B	0.26mi	3/1.5	1,235 (+4%)	19mo	$77,000	$62	63

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

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.65×
• Total profit: $28,618
• Equity at exit: $22,006

10-year hold

• IRR: 33.8%
• Equity multiple: 5.14×
• Total profit: $71,931
• Equity at exit: $29,904

Cash invested: $17,360 (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 73647

• Home prices YoY: 0.8%
• Active inventory: 14
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $418

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 56%

Sensitivity live

Price	-10% $461	-5% $440	+0% $418	+5% $397	+10% $376
Rent	-10% $334	-5% $376	+0% $418	+5% $461	+10% $503
Rate	-1.0pp $450	-0.5pp $434	base $418	+0.5pp $402	+1.0pp $386

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $62,000 Active 110 DOM
2. 2026-06-21
   days on market $62,000 Active 109 DOM
3. 2026-06-21
   days on market $62,000 Active 108 DOM
4. 2026-06-18
   days on market $62,000 Active 106 DOM
5. 2026-06-17
   days on market $62,000 Active 105 DOM
6. 2026-06-16
   days on market $62,000 Active 104 DOM
7. 2026-06-15
   days on market $62,000 Active 103 DOM
8. 2026-06-13
   days on market $62,000 Active 101 DOM
9. 2026-06-12
   days on market $62,000 Active 100 DOM
10. 2026-06-09
    days on market $62,000 Active 97 DOM
11. 2026-06-08
    days on market $62,000 Active 96 DOM
12. 2026-06-08
    days on market $62,000 Active 95 DOM
13. 2026-06-05
    days on market $62,000 Active 93 DOM
14. 2026-06-04
    days on market $62,000 Active 91 DOM
15. 2026-06-02
    days on market $62,000 Active 90 DOM
16. 2026-06-01
    days on market $62,000 Active 89 DOM
17. 2026-05-31
    days on market $62,000 Active 88 DOM
18. 2026-03-31
    price $62,000
19. 2026-03-04
    listed $65,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,865
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$1,804
• Taxable income: $4,290
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $3,992/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with some minor repairs and maintenance needed. Painting and updating the flooring and exterior siding can significantly increase its value.

Repairs flagged

• Minor Paint — There are some minor paint imperfections on the interior walls and ceilings.
• Minor Flooring — There are some minor scratches and scuffs on the hardwood flooring.
• Minor Exterior Siding — There is some discoloration and minor wear on the exterior siding.

Value-add opportunities

• Both Paint the interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home.
• Both Replace the hardwood flooring — New flooring can significantly improve the home's appearance and value.
• Both Paint the exterior siding — Fresh paint can improve the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · There are some minor paint imperfections on the interior walls and ceilings.	Minor	$500–3,000
Flooring · There are some minor scratches and scuffs on the hardwood flooring.	Minor	$500–3,000
Exterior Siding · There is some discoloration and minor wear on the exterior siding.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint the interior walls and ceilings — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace the hardwood flooring — New flooring can significantly improve the home's appearance and value. ↑
• Both Paint the exterior siding — Fresh paint can improve the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Burns Flat-Dill City
• NCES district ID: 4000014
• Math proficiency: 15% ▼ -2.00%
• Reading proficiency: 22% ▲ 4.00%
• Median HH income: $45,907
• Composite: 16.25/100
• National rank: #9221
• State rank: #183 of 270 in OK

Livability — Burns Flat

• Score: 66/100
• State rank: #122
• US rank: #12117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burns Flat, OK
• City population: 1,968
• Population (ZIP): 691

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Native American 1%
• Common ancestry: Iranian 3% Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 168.3314
• 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

-6.1% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $62,000 MLSOK
• 2026-03-04 Listed $65,999 MLSOK