344 S Hunsaker Ave · Fairfax, OK 74637

$64,900

4 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 15 Days on market

Built 1930 2.00 ac lot Est $106k · 39% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Step back in time and imagine the possibilities with this character-filled Fairfax home! Featuring tall ceilings, original hardwood floors, and timeless charm throughout, this property is ready for someone with vision to bring it back to life with a little TLC. The upstairs area offers incredible flexibility with a potential apartment or guest suite complete with its own kitchenette, perfect for multi-generational living, rental income, or a private retreat. Whether you are looking for an investment opportunity, fixer-upper, or historic home to restore, this property is packed with potential and waiting for its next chapter. Located in the heart of Osage County, with small-town charm and en

Key facts

• Own kitchenette
• Private retreat
• Rental income

Tags

• ORIGINAL HARDWOOD FLOORS
• GUEST SUITE
• OWN KITCHENETTE
• MULTI-GENERATIONAL LIVING
• RENTAL INCOME
• PRIVATE RETREAT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story home; Faces east; Basement foundation (partial basement indicated)
• Construction: HardiPlank siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Gravel driveway; Chain link fencing

Interior

• Kitchen: Eat-in kitchen; Range; Oven; Refrigerator
• Bedrooms: Master bedroom with private bath (first level); Additional bedrooms on first and second levels
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one is a master bath, one is a hall bath with bathtub)
• Heating & cooling: Gas heating via floor furnace
• Interior features: Aluminum window frames; Laminate counters; Gas range and gas oven connections; Fireplace (wood-burning)
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer and dryer listed among appliances; Gas water heater; Inside utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#366 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Woodland (rural): math 15% / reading 23% proficiency, ranked #192 of 270 in OK (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.01% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.65%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $106,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 S 5th St	0.18mi	3/2.0 (-1)	1,785 (-12%)	3mo	$82,500	$46	63
3965 Hwy 18	0.70mi	3/2.5 (-1)	2,088 (+2%)	22mo	$239,000	$114	38
344 N 4th	0.46mi	3/3.0 (-1)	1,824 (-11%)	23mo	$95,000	$52	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.6%
• Equity multiple: 5.16×
• Total profit: $75,506
• Equity at exit: $58,467

10-year hold

• IRR: 50.1%
• Equity multiple: 11.50×
• Total profit: $190,746
• Equity at exit: $126,086

Cash invested: $18,172 (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 74637

• Home prices YoY: 11.6%
• Active inventory: 7
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $631

Break-even live

Break-even rent $509

Max offer price $64,900

Occupancy floor 47%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $64,900 Active 15 DOM
2. 2026-06-17
   days on market $64,900 Active 14 DOM
3. 2026-06-16
   days on market $64,900 Active 13 DOM
4. 2026-06-15
   days on market $64,900 Active 12 DOM
5. 2026-06-13
   days on market $64,900 Active 10 DOM
6. 2026-06-12
   days on market $64,900 Active 9 DOM
7. 2026-06-09
   days on market $64,900 Active 6 DOM
8. 2026-06-08
   days on market $64,900 Active 5 DOM
9. 2026-06-08
   days on market $64,900 Active 4 DOM
10. 2026-06-05
    days on market $64,900 Active 2 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $64,900 Active 1 DOM

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $584 · $49/mo
• Expected delta: +$169/yr (+$14/mo · 40.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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: $15,686
• − Mortgage interest: −$3,635
• − Property taxes: −$415
• − Insurance: −$324
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$1,888
• Taxable income: $6,913
• Est. tax owed @ 24.0%: −$1,659
• After-tax cash flow: $5,909/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: Woodland
• NCES district ID: 4030048
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $34,036
• Composite: 15.53/100
• National rank: #9300
• State rank: #192 of 270 in OK

Livability — Fairfax

• Score: 60/100
• State rank: #366
• US rank: #19529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfax, OK
• Population (ZIP): 1,501

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 19% Two or more races 12% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 4% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.61%
• Current HPI: 285.9263
• 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

1 event — show timeline

• 2026-06-03 Listed $64,900 MLS Technology, Inc.

Property tax history

+2.2%/yr

Latest (2025): $415 · +21.0% YoY. Source: county tax records.