505 NW 5th St · Tipton, OK 73570

$129,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 344 Days on market

Built 1964 3,498 sqft lot Est $123k · at est. ↓ 28% since listing

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Why this score? — see what drove the D+ 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 +19.9/30.0
• DSCR +6.3/10.0
• ARV discount +5.4/15.0
• Appreciation +4.7/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

UPDATED 4-BEDROOM, 2-BATHROOM HOME WITH REMODELED KITCHEN AND OUTDOOR SPACE IN TIPTON! This charming home blends style, function, and accessibility all in one well-maintained package. Step into an open-concept layout with tile flooring throughout the main living areas and refinished hardwood floors in the bedrooms. The entire interior of the home has been freshly painted, creating a clean, modern look throughout. The beautifully remodeled kitchen is the heart of the home, featuring granite countertops, a spacious island, stainless steel appliances including a gas range, refrigerator, built in microwave, an abundance of custom cabinetry plus a walk-in pantry. The living and dining areas are

Key facts

• Remodeled kitchen
• Tile flooring
• Outdoor space

Tags

• REMODELED KITCHEN
• OUTDOOR SPACE
• OPEN-CONCEPT LAYOUT
• TILE FLOORING
• REFINISHED HARDWOOD FLOORS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Listing conditions: None; Previously pending and back on market; Unoccupied
• Financial info: Financing options include Cash, Conventional, FHA/VA, Rural Housing Services; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Utilities: Standard utilities (water, sewer, power)
• Home design: Single family residence; One level; Residential property
• Construction: Vinyl siding; Metal roof; Conventional foundation; Existing structure
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Dishwasher; Refrigerator; Water heater
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans
• Laundry & utility: Washer and dryer (included); Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (10.5% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#523 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Tipton (rural): math 15% / reading 15% proficiency, ranked #471 of 513 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tipton Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 149 students, 0% FRL); Tipton Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 75 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $130 of equity ($892 loan paydown + $-762 appreciation (-0.6% local appreciation)).
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $51k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1964 — 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $123,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 NW 3 Rd. St	0.14mi	3/2.0	1,556 (-0%)	6mo	$155,000	$100	84
315 E Main St	0.51mi	3/2.0	1,516 (-3%)	14mo	$120,000	$79	56
600 E Baseline St	0.62mi	3/2.0	1,560 (0%)	16mo	$129,500	$83	54
323 W Baseline St	0.45mi	3/1.5	1,472 (-6%)	19mo	$89,900	$61	52
521 E Davis St	0.61mi	3/1.5	1,356 (-13%)	1mo	$80,000	$59	47
606 E Davis St	0.64mi	3/2.0	1,740 (+12%)	23mo	$80,000	$46	28

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

Projected returns pro-forma

-0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.07×
• Total profit: $2,575
• Equity at exit: $33,694

10-year hold

• IRR: 7.6%
• Equity multiple: 1.77×
• Total profit: $27,821
• Equity at exit: $37,609

Cash invested: $36,120 (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 73570

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $156

Break-even live

Break-even rent $957

Max offer price $129,000

Occupancy floor 81%

Sensitivity live

Price	-10% $229	-5% $193	+0% $156	+5% $120	+10% $83
Rent	-10% $65	-5% $111	+0% $156	+5% $202	+10% $247
Rate	-1.0pp $221	-0.5pp $189	base $156	+0.5pp $123	+1.0pp $89

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   statusdays on market $129,000 Pending 344 DOM
2. 2026-06-18
   days on market $129,000 Active 342 DOM
3. 2026-06-17
   days on market $129,000 Active 341 DOM
4. 2026-06-16
   days on market $129,000 Active 340 DOM
5. 2026-06-15
   days on market $129,000 Active 339 DOM
6. 2026-06-13
   days on market $129,000 Active 337 DOM
7. 2026-06-12
   days on market $129,000 Active 336 DOM
8. 2026-06-09
   days on market $129,000 Active 333 DOM
9. 2026-06-08
   days on market $129,000 Active 332 DOM
10. 2026-06-08
    days on market $129,000 Active 331 DOM
11. 2026-06-05
    days on market $129,000 Active 329 DOM
12. 2026-06-04
    days on market $129,000 Active 327 DOM
13. 2026-06-02
    days on market $129,000 Active 326 DOM
14. 2026-06-01
    days on market $129,000 Active 325 DOM
15. 2026-05-31
    days on market $129,000 Active 324 DOM
16. 2026-05-11
    price $129,000
17. 2026-05-11
    status Active
18. 2026-05-06
    status Pending
19. 2026-01-26
    price $137,000
20. 2025-10-29
    price $142,000
21. 2025-08-09
    price $149,000
22. 2025-07-06
    listed $180,000 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: $309 · $26/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$852/yr (+$71/mo · 275.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,857
• − Mortgage interest: −$7,226
• − Property taxes: −$309
• − Insurance: −$645
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,753
• Taxable loss: −$293
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,945/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: Tipton
• NCES district ID: 4030030
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $38,655
• Composite: 16.13/100
• National rank: #14284
• State rank: #471 of 513 in OK

Livability — Tipton

• Score: 56/100
• State rank: #523
• US rank: #22777

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: Tipton, OK
• Population (ZIP): 940

Population outlook (Tillman County) Hauer SSP2

• Today (2025): 6,949 people
• By 2030: 6,737 · -3.1%
• By 2040: 6,402 · -7.9%
• By 2050: 6,364 · -8.4%
• By 2075: 7,335 · +5.6%
• By 2100: 9,166 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 11% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 7% Greek 2% Russian 2%
• Foreign-born: 1% · Canada
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Tillman

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -23.8pp toward R · 2008: -35.6pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.6 2016: R+47.6 2012: R+33.4 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.59%
• Current HPI: 195.9178
• 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

-28.3% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $129,000 MLSOK
• 2026-05-11 Relisted — MLSOK
• 2026-05-06 Pending — MLSOK
• 2026-01-26 Price Changed $137,000 MLSOK
• 2025-10-29 Price Changed $142,000 MLSOK
• 2025-08-09 Price Changed $149,000 MLSOK
• 2025-07-06 Listed $180,000 MLSOK

Property tax history

+3.3%/yr

Latest (2025): $309 · +3.3% YoY. Source: county tax records.