110 W Illinois · Texhoma, OK 73949

$110,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 636 Days on market

Built 1960 Est $148k · 26% under ↓ 8% since listing

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Why this score? — see what drove the C 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This Cute House has 3 Bedrooms, 1 3/4 Baths, Living Room, Kitchen, Storage Shed and sits on a Large Corner Lot. This Home would be a Great starter Home or Rental! Don't Miss Out On This One!!!

Key facts

• Storage shed
• Corner lot
• Built 1960

Tags

• CORNER LOT
• STORAGE SHED

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Faces north; Brick veneer construction
• Construction: Brick veneer exterior; Metal roof
• Exterior features: Covered patio/porch; Wood fencing; Shed(s); Workshop; Corner lot

Interior

• Kitchen: Refrigerator
• Flooring: Concrete; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Refrigerator included; Has one fireplace; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $108k (2.0% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#113 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Texhoma (rural): math 20% / reading 15% proficiency, ranked #434 of 513 in OK (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Texas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Texas County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 636 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 636 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 1960 — 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. 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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $147,804
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 S 6th St	0.65mi	4/2.0 (+1)	1,554 (+15%)	20mo	$170,000	$109	23

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: 10.8%
• Equity multiple: 1.62×
• Total profit: $19,100
• Equity at exit: $49,461

10-year hold

• IRR: 13.1%
• Equity multiple: 2.94×
• Total profit: $59,860
• Equity at exit: $76,225

Cash invested: $30,800 (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 73949

• Active inventory: 6
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $92

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 87%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 636 DOM
2. 2026-06-17
   days on market $110,000 Active 635 DOM
3. 2026-06-16
   days on market $110,000 Active 634 DOM
4. 2026-06-15
   days on market $110,000 Active 633 DOM
5. 2026-06-13
   days on market $110,000 Active 631 DOM
6. 2026-06-12
   days on market $110,000 Active 630 DOM
7. 2026-06-09
   days on market $110,000 Active 627 DOM
8. 2026-06-08
   days on market $110,000 Active 626 DOM
9. 2026-06-08
   days on market $110,000 Active 625 DOM
10. 2026-06-02
    days on market $110,000 Active 621 DOM
11. 2026-06-01
    days on market $110,000 Active 620 DOM
12. 2026-05-31
    days on market $110,000 Active 619 DOM
13. 2025-11-13
    price $110,000
14. 2025-09-21
    status Active
15. 2025-09-20
    historical
16. 2025-06-18
    price $115,000
17. 2025-03-18
    status Active
18. 2025-03-04
    historical
19. 2024-09-04
    listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,938
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,200
• Taxable loss: −$694
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,265/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: Texhoma
• NCES district ID: 4029820
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $42,703
• Composite: 18.5/100
• National rank: #14034
• State rank: #434 of 513 in OK

Livability — Texhoma

• Score: 66/100
• State rank: #113
• US rank: #11809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texhoma, OK
• Population (ZIP): 1,472

Population outlook (Texas County) Hauer SSP2

• Today (2025): 22,936 people
• By 2030: 23,733 · +3.5%
• By 2040: 25,578 · +11.5%
• By 2050: 27,732 · +20.9%
• By 2075: 32,511 · +41.7%
• By 2100: 35,649 · +55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 31% Two or more races 19%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Iranian 2% Lithuanian 1% German 1%
• Foreign-born: 17% · Canada
• Languages at home: 69% English-only · Spanish 29% Arabic 2%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+67.7) · D 15.2% · R 83.0% · Other 1.8%
• 2008→2024 swing: +2.8pp toward D · 2008: -70.5pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+65.4 2016: R+65.2 2012: R+70.4 2008: R+70.5

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

-8.3% since first listed

7 events — show timeline

• 2025-11-13 Price Changed $110,000 NWOAR
• 2025-09-21 Relisted — NWOAR
• 2025-09-20 Delisted — NWOAR
• 2025-06-18 Price Changed $115,000 NWOAR
• 2025-03-18 Relisted — NWOAR
• 2025-03-04 Delisted — NWOAR
• 2024-09-04 Listed $120,000 NWOAR