107 W Oliver · Sterling, OK 73567

$154,900

4 bd · 1.0 ba · 1,450 sqft · SingleFamily · 101 Days on market

Built 1965 10,454 sqft lot Est $216k · 28% under ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Appreciation +5.5/10.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

Key facts

• Large backyard
• New paint
• New fixtures

Tags

• LARGE BACKYARD
• GRANITE COUNTERS
• NEW PAINT
• NEW FIXTURES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level; Updated/remodeled
• Construction: Brick veneer construction; Slab foundation; Built as a residential single-family home
• Exterior features: Covered porch; Chain link fencing; Composition roof; Public-maintained city street frontage

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Granite counters; Storm windows
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-66 ($-798/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (18.0% below list).
• Recommended offer: $127k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#158 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Sterling (rural): math 40% / reading 35% proficiency, ranked #127 of 513 in OK (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sterling Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 218 students, 0% FRL); Sterling Hs (math 10% / reading 50%, grade F, #89 of 447 statewide, top 21%, 110 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: 5 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,085 (18.0% 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 101 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $216,050
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 S 6th Ave	0.43mi	3/2.0 (-1)	1,500 (+3%)	1mo	$224,000	$149	64
104 S 2nd Ave	0.10mi	3/2.0 (-1)	1,300 (-10%)	19mo	$212,500	$163	53
33 E Campbell St	0.25mi	3/2.0 (-1)	1,509 (+4%)	23mo	$240,000	$159	53
102 S E Ave	0.56mi	3/2.0 (-1)	1,500 (+3%)	8mo	$167,000	$111	52
204 N 2nd	0.30mi	3/2.0 (-1)	1,400 (-3%)	23mo	$179,000	$128	52

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

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,345
• Equity at exit: $52,853

10-year hold

• IRR: 4.3%
• Equity multiple: 1.52×
• Total profit: $22,509
• Equity at exit: $70,216

Cash invested: $43,372 (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 73567

• Home prices YoY: 0.6%
• Active inventory: 5
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-66

Break-even live

Break-even rent $1,355

Max offer price $145,277

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-13	+0% $-66	+5% $-120	+10% $-174
Rent	-10% $-167	-5% $-117	+0% $-66	+5% $-16	+10% $34
Rate	-1.0pp $12	-0.5pp $-27	base $-66	+0.5pp $-107	+1.0pp $-147

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-05-18
   historical Active Under Contract
3. 2026-05-12
   price $154,900
4. 2026-01-29
   listed $159,900 Active
5. 2025-10-31
   soldstatus $152,900 Closed 347-char remark

   Show marketing remark (347 chars)

   Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

6. 2025-10-17
   historical Active Under Contract 347-char remark

   Show marketing remark (347 chars)

   Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

7. 2025-09-15
   price $152,900 347-char remark

   Show marketing remark (347 chars)

   Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

8. 2025-08-15
   price $160,000 347-char remark

   Show marketing remark (347 chars)

   Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

9. 2025-07-17
   price $165,000 347-char remark

   Show marketing remark (347 chars)

   Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

10. 2025-06-09
    status Active 347-char remark

    Show marketing remark (347 chars)

    Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

11. 2025-06-04
    historical Active Under Contract 347-char remark

    Show marketing remark (347 chars)

    Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

12. 2025-05-27
    listed $170,000 Active 347-char remark

    Show marketing remark (347 chars)

    Completely updated 4 bedroom home on 3 lots to include new vinyl throughout, granite countertops, new gas stove, and refrigerator in kitchen, all new bathroom finishes, new paint, etc. Large fenced in backyard. Very nice home within walking distance to Sterling School. Roof to be replaced at closing. Contact Tiphanie Murphy to view. 580-512-2135

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,250
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$4,506
• Taxable loss: −$3,471
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $35/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: Sterling
• NCES district ID: 4028590
• Math proficiency: 40% ▲ 7.00%
• Reading proficiency: 35% ▲ 2.00%
• Median HH income: $49,233
• Composite: 34.88/100
• National rank: #9997
• State rank: #127 of 513 in OK

Livability — Sterling

• Score: 65/100
• State rank: #158
• US rank: #13579

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterling, OK
• City population: 766
• Population (ZIP): 766

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Native American 1%
• Common ancestry: Lithuanian 5% Slovak 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.00%
• Current HPI: 178.5712
• 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

-8.9% since first listed

12 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-05-18 Contingent — LBRMLS
• 2026-05-12 Price Changed $154,900 LBRMLS
• 2026-01-29 Listed $159,900 LBRMLS
• 2025-10-31 Sold (MLS) $152,900 LBRMLS
• 2025-10-17 Contingent — LBRMLS
• 2025-09-15 Price Changed $152,900 LBRMLS
• 2025-08-15 Price Changed $160,000 LBRMLS
• 2025-07-17 Price Changed $165,000 LBRMLS
• 2025-06-09 Relisted — LBRMLS
• 2025-06-04 Contingent — LBRMLS
• 2025-05-27 Listed $170,000 LBRMLS