501 S Peckham · Roosevelt, OK 73564

$78,000

3 bd · 2.0 ba · 1,851 sqft · SingleFamily public records · 34 Days on market

Built 1935

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

WEll Maintained home

Key facts

• Mini splits added
• Electric fireplace
• Plumbing replaced

Tags

• ELECTRICAL SYSTEM REPLACED
• PLUMBING REPLACED
• MINI SPLITS ADDED
• ELECTRIC FIREPLACE
• EXTERIOR DOORS REPLACED
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#570 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Snyder (rural): math 15% / reading 21% proficiency, ranked #446 of 513 in OK (top 87%) — 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.
• Zoned schools: John D Moeller Es (140 students, 0% FRL); Snyder Es (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 172 students, 0% FRL); Snyder Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 133 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $48k; list at $78k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1935 — 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.55% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.52%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.5%
• Equity multiple: 2.84×
• Total profit: $40,114
• Equity at exit: $35,072

10-year hold

• IRR: 32.8%
• Equity multiple: 5.57×
• Total profit: $99,702
• Equity at exit: $54,050

Cash invested: $21,840 (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 73564

• Active inventory: 5
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $483

Break-even live

Break-even rent $598

Max offer price $78,000

Occupancy floor 55%

Sensitivity live

Price	-10% $527	-5% $505	+0% $483	+5% $461	+10% $439
Rent	-10% $387	-5% $435	+0% $483	+5% $530	+10% $578
Rate	-1.0pp $522	-0.5pp $503	base $483	+0.5pp $462	+1.0pp $442

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $78,000 Active 34 DOM
2. 2026-06-19
   days on market $78,000 Active 32 DOM
3. 2026-06-18
   days on market $78,000 Active 31 DOM
4. 2026-06-17
   days on market $78,000 Active 30 DOM
5. 2026-06-17
   price $78,000 Active 29 DOM
6. 2026-06-16
   days on market $80,000 Active 29 DOM
7. 2026-06-15
   days on market $80,000 Active 28 DOM
8. 2026-06-14
   days on market $80,000 Active 26 DOM
9. 2026-06-13
   days on market $80,000 Active 25 DOM
10. 2026-06-10
    days on market $80,000 Active 23 DOM
11. 2026-06-09
    days on market $80,000 Active 22 DOM
12. 2026-06-08
    days on market $80,000 Active 21 DOM
13. 2026-06-07
    days on market $80,000 Active 20 DOM
14. 2026-06-05
    days on market $80,000 Active 17 DOM
15. 2026-06-02
    days on market $80,000 Active 15 DOM
16. 2026-06-01
    days on market $80,000 Active 14 DOM
17. 2026-05-31
    days on market $80,000 Active 13 DOM
18. 2026-05-30
    days on market $80,000 Active 12 DOM
19. 2026-05-19
    listed $80,000 Active
20. 2016-03-23
    soldstatus $47,500 20-char remark

    Show marketing remark (20 chars)

    WEll Maintained home

21. 2016-03-19
    listed $47,500 20-char remark

    Show marketing remark (20 chars)

    WEll Maintained home

22. 2015-10-19
    historical
23. 2015-02-16
    listed $46,000
24. 2006-05-01
    soldstatus $22,000
25. 2005-11-14
    soldstatus $16,300
26. 1990-06-05
    soldstatus $24,000

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $702 · $58/mo
• Expected delta: +$333/yr (+$28/mo · 90.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,506
• − Mortgage interest: −$4,369
• − Property taxes: −$369
• − Insurance: −$390
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,269
• Taxable income: $4,787
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $4,643/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: Snyder
• NCES district ID: 4027930
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 21% ▲ 3.00%
• Median HH income: $32,783
• Composite: 17.93/100
• National rank: #14099
• State rank: #446 of 513 in OK

Livability — Roosevelt

• Score: 54/100
• State rank: #570
• US rank: #23743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roosevelt, OK
• Population (ZIP): 369

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Black 6% Two or more races 3% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 2% Slovak 1%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

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

+233.3% since first listed

8 events — show timeline

• 2026-05-19 Listed $80,000 FSBO.com
• 2016-03-23 Sold (MLS) $47,500 MLSOK
• 2016-03-19 Listed $47,500 MLSOK
• 2015-10-19 Listing Removed — MLSOK
• 2015-02-16 Listed $46,000 MLSOK
• 2006-05-01 Sold (Public Records) $22,000 Public Records
• 2005-11-14 Sold (Public Records) $16,300 Public Records
• 1990-06-05 Sold (Public Records) $24,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $369 · +2.2% YoY. Source: county tax records.