1601 C St · Snyder, OK 73566

$115,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 103 Days on market

Built 1930 0.32 ac lot Est $112k · at est.

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +6.2/15.0
• Appreciation +5.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming Remodeled Home with New Garage/Shop Beautifully updated 2-bedroom, 1-bath single-family home featuring a brand-new 16x30 detached garage/shop—perfect for projects, storage, or hobby space. The home offers a fresh new metal roof, newly painted interior and exterior, and updated laminate flooring with plush carpet in the bedrooms. Enjoy a spacious backyard ideal for outdoor living, complete with a storm shelter for peace of mind. The inviting front porch adds great curb appeal and a comfortable spot to relax. Move-in ready with modern updates throughout, this property blends comfort, functionality, and value.

Key facts

• Spacious backyard
• Front porch
• Storm shelter

Tags

• DETACHED GARAGE
• SPACIOUS BACKYARD
• STORM SHELTER
• FRONT PORCH

Property features AI

Finance

• Other: Living area listed as 1,176 (assessor); Listed price information not included per instructions
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1 garage space
• Utilities: No utilities details provided
• Home design: Single family residence; One-story; Residential property
• Construction: Frame construction; Metal roof; Built (existing)
• Exterior features: Covered porch; Lot features: Other; Homestead eligible

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: One living area; No fireplace; Storm shelter; Existing property
• Laundry & utility: No laundry details provided; Slab foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-6 ($-70/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (13.2% below list).
• Recommended offer: $100k (13.2% below list) — sets the bar for 1% rule.

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 Es (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 172 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 $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $115k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $99,862 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $111,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 16th St	0.13mi	3/1.5 (+1)	1,152 (-2%)	19mo	$109,000	$95	68
105 W 12th St	0.36mi	3/1.5 (+1)	1,100 (-6%)	4mo	$114,880	$104	62
623 10th St	0.52mi	2/2.0	1,200 (+2%)	9mo	$16,000	$13	61
610 7th St	0.67mi	3/1.0 (+1)	1,170 (-0%)	21mo	$125,000	$107	45
1002 G St	0.51mi	3/2.0 (+1)	1,300 (+10%)	12mo	$60,000	$46	39

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: 7.3%
• Equity multiple: 1.42×
• Total profit: $13,497
• Equity at exit: $51,709

10-year hold

• IRR: 10.0%
• Equity multiple: 2.51×
• Total profit: $48,608
• Equity at exit: $79,690

Cash invested: $32,200 (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 73566

• Active inventory: 9
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-6

Break-even live

Break-even rent $1,006

Max offer price $114,156

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $34	+0% $-6	+5% $-46	+10% $-85
Rent	-10% $-85	-5% $-45	+0% $-6	+5% $34	+10% $73
Rate	-1.0pp $52	-0.5pp $23	base $-6	+0.5pp $-36	+1.0pp $-66

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 103 DOM
2. 2026-06-19
   days on market $115,000 Active 101 DOM
3. 2026-06-18
   days on market $115,000 Active 100 DOM
4. 2026-06-17
   days on market $115,000 Active 99 DOM
5. 2026-06-16
   days on market $115,000 Active 98 DOM
6. 2026-06-15
   days on market $115,000 Active 97 DOM
7. 2026-06-14
   days on market $115,000 Active 95 DOM
8. 2026-06-13
   days on market $115,000 Active 94 DOM
9. 2026-06-10
   days on market $115,000 Active 92 DOM
10. 2026-06-09
    days on market $115,000 Active 91 DOM
11. 2026-06-08
    days on market $115,000 Active 90 DOM
12. 2026-06-07
    days on market $115,000 Active 89 DOM
13. 2026-06-05
    days on market $115,000 Active 86 DOM
14. 2026-06-02
    days on market $115,000 Active 84 DOM
15. 2026-06-01
    days on market $115,000 Active 83 DOM
16. 2026-05-31
    days on market $115,000 Active 82 DOM
17. 2026-05-30
    days on market $115,000 Active 81 DOM
18. 2026-03-10
    listed $115,000 Active
19. 2001-07-30
    soldstatus $25,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $11,983
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,345
• Taxable loss: −$2,021
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $415/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

+360.0% since first listed

2 events — show timeline

• 2026-03-10 Listed $115,000 MLSOK
• 2001-07-30 Sold (Public Records) $25,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $70 · +1.4% YoY. Source: county tax records.