808 E Indiana St · Optima, OK 73945

$55,000

3 bd · 1.0 ba · 700 sqft · SingleFamily public records · 25 Days on market

Built 1980

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Built 1980
• Listed 25 days

Property features AI

Finance

• Other: Approximately 1 acre lot; Unimproved road frontage; Residential zoning
• HOA & community: Located in Country Estates subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home on real property; Residential property
• Construction: About 700 above-grade finished area
• Exterior features: Chain link fencing; Metal roof; South-facing

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window unit cooling
• Interior features: Window cooling units; Propane heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#421 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime F.
• Zoned schools: Optima Public School (math 10% / reading 10%, grade F, #695 of 845 statewide, top 84%, 47 students, 0% FRL).
• Market conditions: 4 active listings in the ZIP; 4 units permitted in Texas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Texas County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.6%
• Equity multiple: 3.17×
• Total profit: $33,494
• Equity at exit: $24,730

10-year hold

• IRR: 38.6%
• Equity multiple: 6.29×
• Total profit: $81,535
• Equity at exit: $38,112

Cash invested: $15,400 (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 73945

• Active inventory: 4
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$14 /mo · $171/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $422

Break-even live

Break-even rent $412

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $453	-5% $438	+0% $422	+5% $407	+10% $391
Rent	-10% $347	-5% $385	+0% $422	+5% $460	+10% $497
Rate	-1.0pp $450	-0.5pp $436	base $422	+0.5pp $408	+1.0pp $393

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $55,000 Active 25 DOM
2. 2026-06-21
   days on market $55,000 Active 24 DOM
3. 2026-06-18
   days on market $55,000 Active 22 DOM
4. 2026-06-17
   days on market $55,000 Active 21 DOM
5. 2026-06-16
   days on market $55,000 Active 20 DOM
6. 2026-06-15
   days on market $55,000 Active 19 DOM
7. 2026-06-13
   days on market $55,000 Active 17 DOM
8. 2026-06-12
   days on market $55,000 Active 16 DOM
9. 2026-06-09
   days on market $55,000 Active 13 DOM
10. 2026-06-08
    days on market $55,000 Active 12 DOM
11. 2026-06-08
    days on market $55,000 Active 11 DOM
12. 2026-06-05
    days on market $55,000 Active 9 DOM
13. 2026-06-04
    days on market $55,000 Active 7 DOM
14. 2026-06-02
    days on market $55,000 Active 6 DOM
15. 2026-06-01
    days on market $55,000 Active 5 DOM
16. 2026-05-31
    days on market $55,000 Active 4 DOM
17. 2026-05-27
    listed $55,000 Active

ⓘ 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: $171 · $14/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$324/yr (+$27/mo · 189.5%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,358
• − Mortgage interest: −$3,081
• − Property taxes: −$171
• − Insurance: −$275
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$1,600
• Taxable income: $4,414
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $4,007/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)

No district data.

Livability — Optima

• Score: 58/100
• State rank: #421
• US rank: #20912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Optima, OK
• Population (ZIP): 2,258

Population outlook (Texas County) Hauer SSP2

• Today (2025): 22,936 people
• By 2030: 23,733 · +3.5%
• By 2040: 25,578 · +11.5%
• By 2050: 27,732 · +20.9%
• By 2075: 32,511 · +41.7%
• By 2100: 35,649 · +55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 39% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Portuguese 2% Romanian 1% Serbian 1%
• Foreign-born: 25% · Canada
• Languages at home: 59% English-only · Spanish 38% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+67.7) · D 15.2% · R 83.0% · Other 1.8%
• 2008→2024 swing: +2.8pp toward D · 2008: -70.5pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+65.4 2016: R+65.2 2012: R+70.4 2008: R+70.5

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

1 event — show timeline

• 2026-05-27 Listed $55,000 NWOAR

Property tax history

+24.0%/yr

Latest (2025): $171 · +4.9% YoY. Source: county tax records.