422 W Choctaw St · Garber, OK 73738

$79,900

2 bd · 1.0 ba · 734 sqft · SingleFamily public records · 57 Days on market

Built 1940 9,000 sqft 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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy 2-Bedroom Home on a Corner Lot in Small-Town Garber! Affordable living with great potential. This 2-bedroom, 1 bath home sits on a corner lot in the quiet community of Garber and features newer windows, a detached garage, and a layout ready for your personal touch. Whether you're looking for a starter home, investment property, or a project to make your own, this one offers solid value.

Key facts

• Newer windows
• Corner lot
• Detached garage

Tags

• CORNER LOT
• NEWER WINDOWS
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 space); One parking space total
• Utilities: Electricity connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof; Built on a single level
• Exterior features: Corner lot; Yard shed

Interior

• Bathrooms: One full bathroom
• Interior features: Storm windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#187 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Garber (rural): math 33% / reading 30% proficiency, ranked #51 of 270 in OK (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 57 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $80k implies a 1498% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.51×
• Total profit: $56,086
• Equity at exit: $71,980

10-year hold

• IRR: 27.7%
• Equity multiple: 7.94×
• Total profit: $155,174
• Equity at exit: $155,228

Cash invested: $22,372 (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 73738

• Home prices YoY: 6.0%
• Active inventory: 7
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $198

Break-even live

Break-even rent $594

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $243	-5% $221	+0% $198	+5% $175	+10% $153
Rent	-10% $131	-5% $165	+0% $198	+5% $231	+10% $265
Rate	-1.0pp $238	-0.5pp $218	base $198	+0.5pp $177	+1.0pp $156

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,900 Active 57 DOM
2. 2026-06-18
   days on market $79,900 Active 56 DOM
3. 2026-06-17
   days on market $79,900 Active 55 DOM
4. 2026-06-16
   days on market $79,900 Active 54 DOM
5. 2026-06-15
   days on market $79,900 Active 53 DOM
6. 2026-06-14
   days on market $79,900 Active 51 DOM
7. 2026-06-12
   days on market $79,900 Active 50 DOM
8. 2026-06-09
   days on market $79,900 Active 47 DOM
9. 2026-06-08
   days on market $79,900 Active 46 DOM
10. 2026-06-07
    days on market $79,900 Active 45 DOM
11. 2026-06-05
    days on market $79,900 Active 42 DOM
12. 2026-06-03
    days on market $79,900 Active 41 DOM
13. 2026-06-02
    days on market $79,900 Active 40 DOM
14. 2026-06-01
    days on market $79,900 Active 39 DOM
15. 2026-05-31
    days on market $79,900 Active 38 DOM
16. 2026-05-30
    days on market $79,900 Active 37 DOM
17. 2026-04-21
    listed $79,900 Active
18. 2004-03-02
    soldstatus $5,000

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$513/yr (+$43/mo · 249.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,138
• − Mortgage interest: −$4,476
• − Property taxes: −$206
• − Insurance: −$400
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$2,324
• Taxable income: $1,111
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $2,109/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: Garber
• NCES district ID: 4012420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $50,538
• Composite: 27.52/100
• National rank: #6953
• State rank: #51 of 270 in OK

Livability — Garber

• Score: 64/100
• State rank: #187
• US rank: #14751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garber, OK
• Population (ZIP): 931

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 15% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 9% Italian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.24%
• Current HPI: 215.474
• 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

+1498.0% since first listed

2 events — show timeline

• 2026-04-21 Listed $79,900 NCBOR
• 2004-03-02 Sold (Public Records) $5,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $206 · +110.2% YoY. Source: county tax records.