425 E Park Ave · Waurika, OK 73573

$85,000

3 bd · 3.0 ba · 1,505 sqft · SingleFamily public records · 152 Days on market

Built 1952 10,454 sqft lot Est $87k · at est. ↓ 6% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• 1% rule +8.1/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

This 3-bedroom home is nestled in a quiet, serene neighborhood and offers a wonderful blend of classic character and recent updates. Step inside to beautiful wood floors that add warmth and timeless appeal to the living space. The cozy fireplace creates an inviting atmosphere, perfect for relaxing evenings or hosting gatherings. The main bathroom has recently been updated, adding modern comfort and value to the home. A garage provides ample space for storage or hobbies, while the attached carport offers convenient covered parking. This property is full of charm and functionality—call today for more information or to schedule a showing!

Key facts

• Attached carport
• Wood floors
• Cozy fireplace

Tags

• WOOD FLOORS
• COZY FIREPLACE
• MAIN BATHROOM UPDATED
• ATTACHED CARPORT

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Entry on crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Metal roof; Crawlspace foundation; Built (year per public records)
• Exterior features: Covered porch; Chain link fencing

Interior

• Kitchen: Oven; Range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Wood window frames; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#233 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, employment D, schools F.
• Waurika (rural): math 27% / reading 27% proficiency, ranked #98 of 270 in OK (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 152 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $87,290
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 N Ash	0.13mi	2/2.0 (-1)	1,599 (+6%)	3mo	$55,320	$35	72
629 E Florida	0.36mi	3/2.0	1,454 (-3%)	14mo	$85,000	$58	62
803 N Elm	0.17mi	3/2.0	1,600 (+6%)	20mo	$85,000	$53	60
630 E Florida	0.39mi	3/1.5	1,484 (-1%)	23mo	$72,500	$49	55
1009 Magnolia	0.53mi	3/2.0	1,657 (+10%)	2mo	$155,000	$94	53
612 E Monroe Ave	0.51mi	3/2.0	1,542 (+2%)	20mo	$174,000	$113	51
635 E Florida Ave	0.38mi	4/2.0 (+1)	1,607 (+7%)	16mo	$93,000	$58	49
1030 N Ash St	0.46mi	3/2.0	1,375 (-9%)	23mo	$115,000	$84	41

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: 25.1%
• Equity multiple: 2.43×
• Total profit: $33,916
• Equity at exit: $38,220

10-year hold

• IRR: 25.9%
• Equity multiple: 4.68×
• Total profit: $87,473
• Equity at exit: $58,901

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 73573

• Active inventory: 13
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $372

Break-even live

Break-even rent $638

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $420	-5% $396	+0% $372	+5% $348	+10% $324
Rent	-10% $285	-5% $328	+0% $372	+5% $416	+10% $460
Rate	-1.0pp $415	-0.5pp $394	base $372	+0.5pp $350	+1.0pp $328

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 22 events

1. 2026-06-21
   days on market $85,000 Active 152 DOM
2. 2026-06-18
   days on market $85,000 Active 150 DOM
3. 2026-06-17
   days on market $85,000 Active 149 DOM
4. 2026-06-16
   days on market $85,000 Active 148 DOM
5. 2026-06-15
   days on market $85,000 Active 147 DOM
6. 2026-06-13
   days on market $85,000 Active 145 DOM
7. 2026-06-12
   days on market $85,000 Active 144 DOM
8. 2026-06-09
   days on market $85,000 Active 141 DOM
9. 2026-06-08
   days on market $85,000 Active 140 DOM
10. 2026-06-08
    days on market $85,000 Active 139 DOM
11. 2026-06-07
    days on market $85,000 Active 138 DOM
12. 2026-06-04
    days on market $85,000 Active 135 DOM
13. 2026-06-02
    days on market $85,000 Active 134 DOM
14. 2026-06-01
    days on market $85,000 Active 133 DOM
15. 2026-05-31
    days on market $85,000 Active 132 DOM
16. 2026-01-19
    listed $85,000 Active
17. 2024-09-25
    historical
18. 2024-07-25
    historical
19. 2024-06-04
    price $80,000
20. 2024-06-04
    price $80,000
21. 2024-05-03
    listed $90,000 Active
22. 2024-05-03
    listed $90,000 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: $277 · $23/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$488/yr (+$41/mo · 176.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,314
• − Mortgage interest: −$4,761
• − Property taxes: −$277
• − Insurance: −$425
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,473
• Taxable income: $3,248
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $3,688/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: Waurika
• NCES district ID: 4031980
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $34,412
• Composite: 22.23/100
• National rank: #8149
• State rank: #98 of 270 in OK

Livability — Waurika

• Score: 63/100
• State rank: #233
• US rank: #15979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waurika, OK
• Population (ZIP): 2,356

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 5,922 people
• By 2030: 5,728 · -3.3%
• By 2040: 5,362 · -9.5%
• By 2050: 5,025 · -15.1%
• By 2075: 4,538 · -23.4%
• By 2100: 4,300 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 12% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+71.6) · D 13.4% · R 85.0% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -34.5pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+71.6 2016: R+65.7 2012: R+46.1 2008: R+34.5

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

-5.6% since first listed

7 events — show timeline

• 2026-01-19 Listed $85,000 MLS Technology, Inc.
• 2024-09-25 Listing Removed — MLSOK
• 2024-07-25 Listing Removed — MLS Technology, Inc.
• 2024-06-04 Price Changed $80,000 MLSOK
• 2024-06-04 Price Changed $80,000 MLS Technology, Inc.
• 2024-05-03 Listed $90,000 MLSOK
• 2024-05-03 Listed $90,000 MLS Technology, Inc.

Property tax history

-1.6%/yr

Latest (2025): $277 · +5.3% YoY. Source: county tax records.