2410 Masters · Sulphur, OK 73086

$85,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 151 Days on market

Built 1985 0.39 ac lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2.7 miles from the Guy Sandy ramp! This two bed, 1 bath home is located in the Twin Lakes Addition near Arbuckle Lake. This former rental presents an opportunity for buyers looking to update and enjoy as a full time residence or a weekend lake retreat!

Key facts

• 0.39 acre lot
• Built 1985
• Listed 151 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.4% in Sulphur — 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 68/100 on livability (#60 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools D-, amenities F.
• Sulphur (town): math 30% / reading 32% proficiency, ranked #56 of 270 in OK (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 20 units permitted in Murray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $5k appreciation (5.9% local appreciation)).
• Murray County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $200,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4877 Shangrila Rd	0.74mi	2/2.0	1,027 (-3%)	14mo	$194,900	$190	45

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

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.55×
• Total profit: $36,860
• Equity at exit: $52,903

10-year hold

• IRR: 22.3%
• Equity multiple: 5.14×
• Total profit: $98,488
• Equity at exit: $95,482

Cash invested: $23,800 (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 73086

• Home prices YoY: 1.8%
• Active inventory: 147
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $201

Break-even live

Break-even rent $691

Max offer price $85,000

Occupancy floor 74%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-06
   status Pending
2. 2025-11-05
   listed $85,000 Active
3. 2016-12-01
   soldstatus $50,000
4. 2016-11-30
   soldstatus $50,000
5. 2016-11-13
   listed $50,000
6. 2009-10-28
   soldstatus $43,000
7. 2005-09-30
   soldstatus $44,500
8. 2003-05-27
   soldstatus $37,000

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $780 · $65/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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,356
• − Mortgage interest: −$4,761
• − Property taxes: −$780
• − Insurance: −$425
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,473
• Taxable income: $1,100
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,153/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: Sulphur
• NCES district ID: 4029160
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $44,116
• Composite: 26.47/100
• National rank: #7214
• State rank: #56 of 270 in OK

Livability — Sulphur

• Score: 68/100
• State rank: #60
• US rank: #9249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,504
• Population (ZIP): 8,504

Population outlook (Murray County) Hauer SSP2

• Today (2025): 14,976 people
• By 2030: 15,487 · +3.4%
• By 2040: 16,455 · +9.9%
• By 2050: 17,308 · +15.6%
• By 2075: 19,421 · +29.7%
• By 2100: 20,335 · +35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 14% Native American 12% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Portuguese 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 2.0%
• 2008→2024 swing: -21.0pp toward R · 2008: -40.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+58.6 2016: R+55.9 2012: R+40.1 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 331.8646
• 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

+129.7% since first listed

8 events — show timeline

• 2026-04-06 Pending — MLS Technology, Inc.
• 2025-11-05 Listed $85,000 MLS Technology, Inc.
• 2016-12-01 Sold (Public Records) $50,000 Public Records
• 2016-11-30 Sold (MLS) $50,000 MLS Technology, Inc.
• 2016-11-13 Listed $50,000 MLS Technology, Inc.
• 2009-10-28 Sold (Public Records) $43,000 Public Records
• 2005-09-30 Sold (Public Records) $44,500 Public Records
• 2003-05-27 Sold (Public Records) $37,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $780 · +4.8% YoY. Source: county tax records.