517 N Kansas St · Weatherford, OK 73096

$95,000

2 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 16 Days on market

Built 1950 8,120 sqft lot Est $162k · 41% under

---

Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the Market! No fault of sellers & here's your chance! Great starter home or investment property. Located across the street from Weatherford East Elementary. The Spacious kitchen is equipped with new countertops, an eating bar and you will love the oversized utility room with plenty of storage. This home has a large living area, and a spacious master bedroom with a large closet. Enjoy the newly carpeted bedrooms and living area. Enjoy the convenience of tile in the Entry and kitchen for easy cleanup. Spend your summer evening entertaining friends and family under the oversized back patio; the very large back yard is a dream for any pet lover! This home is equipped with a Large work shop/garage equipped with 2 overhead doors making all of the property easily accessible. The concrete drive allows convenient parking for everyone. Easy to Show! Easy to Schedule through Showing Time. Don't let this one get away.

Key facts

• Metal building/shop
• Brick exterior
• Investment potential

Tags

• BRICK EXTERIOR
• METAL BUILDING/SHOP
• INVESTMENT POTENTIAL

Property features AI

Finance

• Other: Lot features: Other
• Financial info: Loan qualification allowed; Lender approval/Short sale affecting sale
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not indicated
• Home design: Single family residence; One level; Faces west
• Construction: Brick construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Open patio; Porch; Barn(s); Below-ground storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Five living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.2% in Weatherford — 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 70/100 on livability (#44 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Weatherford (town): math 28% / reading 26% proficiency, ranked #83 of 270 in OK (top 31%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Burcham Es (534 students, 0% FRL); Weatherford Ms (math 24% / reading 23%, grade F, #113 of 345 statewide, top 34%, 345 students, 0% FRL); Weatherford Hs (math 32% / reading 37%, grade F, #48 of 447 statewide, top 14%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 233 active listings in the ZIP; 28 units permitted in Custer County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $55k (37%) 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: major 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $162,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 N Illinois	0.04mi	3/1.0 (+1)	1,153 (-6%)	13mo	$125,000	$108	72
618 N Bradley	0.26mi	3/1.0 (+1)	1,200 (-2%)	10mo	$130,000	$108	70
302 E Tom Stafford St	0.31mi	2/1.0	1,116 (-9%)	2mo	$142,000	$127	68
401 E Arlington Ave	0.44mi	3/1.0 (+1)	1,251 (+2%)	10mo	$170,000	$136	64
524 N State St	0.33mi	3/2.0 (+1)	1,264 (+3%)	13mo	$100,000	$79	60
424 N Bryan St	0.11mi	2/1.0	1,047 (-15%)	18mo	$130,000	$124	55
606 N 6th St	0.72mi	2/1.0	1,175 (-4%)	8mo	$144,900	$123	52
1209 N Indiana St	0.53mi	3/2.0 (+1)	1,297 (+5%)	10mo	$190,000	$146	49
600 Walnut St	0.51mi	3/2.0 (+1)	1,348 (+10%)	12mo	$219,000	$162	42
157 Circle Dr	0.70mi	3/2.0 (+1)	1,348 (+10%)	10mo	$178,500	$132	34
1429 Pine Ave	0.75mi	3/2.0 (+1)	1,388 (+13%)	2mo	$208,000	$150	33
1210 N Kaiser Rd	0.56mi	3/2.0 (+1)	1,400 (+14%)	14mo	$199,900	$143	30

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,234
• Equity at exit: $14,165

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $10,723
• Equity at exit: $8,214

Cash invested: $26,600 (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 73096

• Home prices YoY: -7.1%
• Active inventory: 233
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $175

Break-even live

Break-even rent $828

Max offer price $95,000

Occupancy floor 78%

Sensitivity live

Price	-10% $229	-5% $202	+0% $175	+5% $148	+10% $121
Rent	-10% $92	-5% $134	+0% $175	+5% $216	+10% $258
Rate	-1.0pp $223	-0.5pp $199	base $175	+0.5pp $150	+1.0pp $125

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $95,000 Active 16 DOM
2. 2026-06-21
   days on market $95,000 Active 15 DOM
3. 2026-06-18
   days on market $95,000 Active 13 DOM
4. 2026-06-17
   price $95,000 Active 12 DOM
5. 2026-06-17
   days on market $150,000 Active 12 DOM
6. 2026-06-16
   days on market $150,000 Active 11 DOM
7. 2026-06-15
   days on market $150,000 Active 10 DOM
8. 2026-06-13
   days on market $150,000 Active 8 DOM
9. 2026-06-12
   days on market $150,000 Active 7 DOM
10. 2026-06-09
    days on market $150,000 Active 4 DOM
11. 2026-06-08
    days on market $150,000 Active 3 DOM
12. 2026-06-08
    days on market $150,000 Active 2 DOM
13. 2026-06-07
    remarks 659-char remark
14. 2026-06-07
    listed $150,000 Active 1 DOM

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $1,395 · $116/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,593
• − Mortgage interest: −$5,321
• − Property taxes: −$1,395
• − Insurance: −$475
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,764
• Taxable income: $623
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $1,950/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: Weatherford
• NCES district ID: 4032070
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 26% ▼ -15.00%
• Median HH income: $45,799
• Composite: 23.33/100
• National rank: #7916
• State rank: #83 of 270 in OK

Livability — Weatherford

• Score: 70/100
• State rank: #44
• US rank: #7987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherford, OK
• Population (ZIP): 14,282

Population outlook (Custer County) Hauer SSP2

• Today (2025): 34,356 people
• By 2030: 37,162 · +8.2%
• By 2040: 43,354 · +26.2%
• By 2050: 50,458 · +46.9%
• By 2075: 71,075 · +106.9%
• By 2100: 91,129 · +165.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 12% Native American 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+53.2) · D 22.4% · R 75.7% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: -49.3pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+53.2 2016: R+54.3 2012: R+51.9 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.63%
• Current HPI: 230.2732
• 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

+284.6% since first listed

13 events — show timeline

• 2026-05-29 Listed $150,000 MLSOK
• 2022-08-18 Sold (Public Records) $141,500 Public Records
• 2022-08-16 Sold (MLS) $141,500 MLSOK
• 2022-06-29 Pending — MLSOK
• 2022-06-23 Relisted — MLSOK
• 2022-06-09 Pending — MLSOK
• 2022-06-01 Listed $145,000 MLSOK
• 2016-08-23 Sold (Public Records) $112,500 Public Records
• 2016-08-15 Sold (MLS) $112,500 MLSOK
• 2016-03-28 Listed $119,900 MLSOK
• 2010-10-01 Sold (MLS) $97,000 MLSOK
• 2010-08-15 Listed $95,000 MLSOK
• 1993-05-07 Sold (Public Records) $39,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,395 · -5.7% YoY. Source: county tax records.