1404 A St · Snyder, OK 73566

$149,999

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 24 Days on market

Built 1965 Est $127k · 18% over

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Why this score? — see what drove the F 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 +12.6/30.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great fixer upper located in the small town of Snyder, with good access to schools and just a short drive to either Lawton or Altus. Would make a good first time home for a large or growing family with 3 bedrooms and 1 1/2 baths. For more information please call Kristen Porter at 580-574-5149.

Key facts

• Spacious kitchen
• Large yard
• Original wood floors

Tags

• ORIGINAL WOOD FLOORS
• GRANITE COUNTERS
• SPACIOUS KITCHEN
• LARGE YARD
• PECAN TREES
• ENCLOSED DOG RUN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-18 ($-219/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (23.2% below list).
• Recommended offer: $115k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#397 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $98k; list at $150k implies a 53% 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 $115,246 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $127,092
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 10th St	0.33mi	3/2.0	1,436 (+1%)	0mo	$79,900	$56	83
1421 B St	0.04mi	3/2.0	1,525 (+7%)	8mo	$135,000	$89	80
323 W 13th St	0.30mi	3/2.0	1,461 (+2%)	9mo	$170,000	$116	75
103 Western Sunset Trl	0.30mi	3/2.0	1,537 (+8%)	4mo	$162,500	$106	70
1002 G St	0.52mi	3/2.0	1,300 (-9%)	12mo	$60,000	$46	51
1001 H St	0.53mi	3/2.0	1,632 (+14%)	16mo	$112,000	$69	38

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: 7.0%
• Equity multiple: 1.40×
• Total profit: $16,858
• Equity at exit: $67,446

10-year hold

• IRR: 9.8%
• Equity multiple: 2.47×
• Total profit: $61,599
• Equity at exit: $103,942

Cash invested: $42,000 (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 73566

• Active inventory: 9
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-18

Break-even live

Break-even rent $1,176

Max offer price $146,775

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $24	+0% $-18	+5% $-61	+10% $-103
Rent	-10% $-109	-5% $-64	+0% $-18	+5% $27	+10% $73
Rate	-1.0pp $57	-0.5pp $20	base $-18	+0.5pp $-57	+1.0pp $-97

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $149,999 Active 24 DOM
2. 2026-06-19
   days on market $149,999 Active 22 DOM
3. 2026-06-18
   days on market $149,999 Active 21 DOM
4. 2026-06-17
   days on market $149,999 Active 20 DOM
5. 2026-06-16
   days on market $149,999 Active 19 DOM
6. 2026-06-15
   days on market $149,999 Active 18 DOM
7. 2026-06-14
   days on market $149,999 Active 16 DOM
8. 2026-06-13
   days on market $149,999 Active 15 DOM
9. 2026-06-10
   days on market $149,999 Active 13 DOM
10. 2026-06-09
    days on market $149,999 Active 12 DOM
11. 2026-06-08
    days on market $149,999 Active 11 DOM
12. 2026-06-07
    days on market $149,999 Active 10 DOM
13. 2026-06-05
    days on market $149,999 Active 7 DOM
14. 2026-06-02
    days on market $149,999 Active 5 DOM
15. 2026-06-01
    days on market $149,999 Active 4 DOM
16. 2026-05-31
    days on market $149,999 Active 3 DOM
17. 2026-05-30
    days on market $149,999 Active 2 DOM
18. 2026-05-16
    listed $149,999 Active
19. 2018-03-21
    soldstatus $98,000
20. 2017-07-24
    soldstatus $12,900 294-char remark

    Show marketing remark (294 chars)

    Great fixer upper located in the small town of Snyder, with good access to schools and just a short drive to either Lawton or Altus. Would make a good first time home for a large or growing family with 3 bedrooms and 1 1/2 baths. For more information please call Kristen Porter at 580-574-5149.

21. 2017-04-28
    listed $10,900 294-char remark

    Show marketing remark (294 chars)

    Great fixer upper located in the small town of Snyder, with good access to schools and just a short drive to either Lawton or Altus. Would make a good first time home for a large or growing family with 3 bedrooms and 1 1/2 baths. For more information please call Kristen Porter at 580-574-5149.

22. 1999-02-16
    soldstatus $35,000

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$395/yr (+$33/mo · 41.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $13,830
• − Mortgage interest: −$8,402
• − Property taxes: −$955
• − Insurance: −$750
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$4,364
• Taxable loss: −$2,854
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $466/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 — Snyder

• Score: 59/100
• State rank: #397
• US rank: #20273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snyder, OK
• Population (ZIP): 1,502

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Other Asian/Pacific 1%

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

+328.6% since first listed

5 events — show timeline

• 2026-05-16 Listed $149,999 FSBO.com
• 2018-03-21 Sold (Public Records) $98,000 Public Records
• 2017-07-24 Sold (MLS) $12,900 LBRMLS
• 2017-04-28 Listed $10,900 LBRMLS
• 1999-02-16 Sold (Public Records) $35,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $955 · -5.4% YoY. Source: county tax records.