224 Ash · Medford, OK 73759

$122,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 52 Days on market

Built 1970 Est $155k · 21% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Prime Investor Opportunity in Medford, OK! This 1,600 sq ft renovated duplex (4BR/2BA) is move-in ready with a new metal roof, flooring, and fixtures, ensuring low near-term CapEx and immediate cash flow. The real value-add lies in the 3 included acres directly behind the structure, already plumbed and development-ready. Whether you hold for rental income or expand with new builds in this peaceful community, this package offers significant equity potential and versatile exit strategies.

Key facts

• New metal roof
• Renovated duplex
• 3 included acres

Tags

• RENOVATED DUPLEX
• NEW METAL ROOF
• 3 INCLUDED ACRES
• DEVELOPMENT READY

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential condo/townhouse; Single-story; 1,600 above-grade finished area
• Construction: Brick veneer construction; Metal roof
• Exterior features: Metal roof; Faces south; Located in the Fair Acres 2nd subdivision

Interior

• Kitchen: Refrigerator
• Flooring: Concrete; Ceramic tile; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#164 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools C-, employment D, amenities F.
• Medford (rural): math 25% / reading 40% proficiency, ranked #215 of 513 in OK (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($843 loan paydown + $4k appreciation (3.0% local appreciation)).
• Grant County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $122k implies a 741% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $118,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1970 — 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. 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: 1.02% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $155,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Hillcrest Dr	0.34mi	3/2.0 (-1)	1,586 (-1%)	2mo	$160,000	$101	76
118 Fir Dr	0.19mi	3/2.0 (-1)	1,625 (+2%)	20mo	$145,000	$89	67
617 Hillcrest	0.37mi	3/2.0 (-1)	1,736 (+8%)	7mo	$168,000	$97	58

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: 16.4%
• Equity multiple: 1.94×
• Total profit: $31,949
• Equity at exit: $54,856

10-year hold

• IRR: 17.9%
• Equity multiple: 3.62×
• Total profit: $89,406
• Equity at exit: $84,540

Cash invested: $34,160 (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 73759

• Active inventory: 6
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $272

Break-even live

Break-even rent $902

Max offer price $122,000

Occupancy floor 73%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $122,000 Active 52 DOM
2. 2026-06-17
   days on market $122,000 Active 51 DOM
3. 2026-06-16
   days on market $122,000 Active 50 DOM
4. 2026-06-15
   days on market $122,000 Active 49 DOM
5. 2026-06-13
   days on market $122,000 Active 47 DOM
6. 2026-06-12
   days on market $122,000 Active 46 DOM
7. 2026-06-09
   days on market $122,000 Active 43 DOM
8. 2026-06-08
   days on market $122,000 Active 42 DOM
9. 2026-06-08
   days on market $122,000 Active 41 DOM
10. 2026-06-07
    days on market $122,000 Active 40 DOM
11. 2026-06-04
    days on market $122,000 Active 37 DOM
12. 2026-06-02
    days on market $122,000 Active 36 DOM
13. 2026-06-01
    days on market $122,000 Active 35 DOM
14. 2026-05-31
    days on market $122,000 Active 34 DOM
15. 2026-04-27
    listed $122,000 Active
16. 2000-10-18
    soldstatus $14,500

ⓘ 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: $268 · $22/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$830/yr (+$69/mo · 309.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,959
• − Mortgage interest: −$6,834
• − Property taxes: −$268
• − Insurance: −$610
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,549
• Taxable income: $1,304
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,949/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: Medford
• NCES district ID: 4019620
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $46,345
• Composite: 30.63/100
• National rank: #11449
• State rank: #215 of 513 in OK

Livability — Medford

• Score: 64/100
• State rank: #164
• US rank: #13665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medford, OK
• Population (ZIP): 1,352

Population outlook (Grant County) Hauer SSP2

• Today (2025): 4,375 people
• By 2030: 4,328 · -1.1%
• By 2040: 4,348 · -0.6%
• By 2050: 4,536 · +3.7%
• By 2075: 5,336 · +22.0%
• By 2100: 5,501 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 5% Native American 3%
• Common ancestry: Italian 1% Scotch-Irish 1% Scottish 1%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+70.5) · D 13.9% · R 84.4% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -56.3pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+73.5 2016: R+70.0 2012: R+62.0 2008: R+56.3

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

+741.4% since first listed

2 events — show timeline

• 2026-04-27 Listed $122,000 NWOAR
• 2000-10-18 Sold (Public Records) $14,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $268 · -3.2% YoY. Source: county tax records.