1212 E Hermosa · Frederick, OK 73542

$139,500

3 bd · 2.0 ba · 2,211 sqft · SingleFamily public records · 423 Days on market

Built 1955 10,500 sqft lot Est $153k · 9% under

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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 +19.1/30.0
• ARV discount +11.4/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Appreciation +3.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice large property close to schools. 2200 sq ft home for little money! Newly updated - new paint and some new flooring and more! It's been a great rental for many years. Everything works and ready for move in. Come see this bargain! Call Sue Cabelka for more info or to view, 580-591-3362.

Key facts

• Open patio
• Large backyard
• Converted garage

Tags

• NEW VINYL PLANK FLOORING
• NEWLY GLAZED COUNTERTOPS
• LARGE WALK IN CLOSET
• CONVERTED GARAGE
• OPEN PATIO
• LARGE BACKYARD

Property features AI

Finance

• Other: Property type: Residential single-family; Lot approximately 10,500 square feet (0.241 acre); Public maintained road with city street frontage

Exterior

• Parking: 1 total parking space; 1 covered space; Has carport (1 space); No garage (converted garage)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Updated/remodeled; Vinyl siding exterior
• Construction: Composition roof; Vinyl siding; Crawl space foundation; Built/updated (year not provided)
• Exterior features: Covered patio/porch; Patio; Porch; Storm door(s); Chain link and wood fencing; Shed(s)

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Bedrooms: Includes walk-in closet(s)
• Flooring: Ceramic tile; Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Walk-in closet(s); Double pane windows; Range hood
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $147 ($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 $125k (10.3% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#304 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Frederick (town): math 41% / reading 28% proficiency, ranked #46 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Frederick Es (math 57% / reading 27%, grade F, #84 of 845 statewide, top 11%, 386 students, 0% FRL); Frederick Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 174 students, 0% FRL); Frederick Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 250 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: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 423 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $140k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 423 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 1955 — 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 D-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 D 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. 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.
8. 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.
9. 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: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $152,559
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 N 18th St	0.25mi	4/1.0 (+1)	2,035 (-8%)	2mo	$159,900	$79	64
520 N 17th St	0.34mi	2/2.0 (-1)	2,118 (-4%)	17mo	$147,000	$69	58
710 N 16th St	0.46mi	3/2.0	1,980 (-10%)	16mo	$110,000	$56	48
700 N 18th	0.34mi	3/2.0	1,971 (-11%)	23mo	$225,000	$114	47
600 N 18th St	0.30mi	3/2.5	1,900 (-14%)	23mo	$53,700	$28	42
106 N 13th St	0.63mi	3/2.0	1,995 (-10%)	21mo	$73,000	$37	37
601 Pine Tree Rd	0.67mi	3/2.0	1,966 (-11%)	17mo	$227,500	$116	36

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-13,301
• Equity at exit: $20,800

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $241
• Equity at exit: $12,061

Cash invested: $39,060 (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 73542

• Home prices YoY: -2.0%
• Active inventory: 31
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $147

Break-even live

Break-even rent $1,065

Max offer price $139,500

Occupancy floor 83%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $139,500 Active 423 DOM
2. 2026-06-17
   days on market $139,500 Active 422 DOM
3. 2026-06-16
   days on market $139,500 Active 421 DOM
4. 2026-06-15
   days on market $139,500 Active 420 DOM
5. 2026-06-13
   days on market $139,500 Active 418 DOM
6. 2026-06-12
   days on market $139,500 Active 417 DOM
7. 2026-06-09
   days on market $139,500 Active 414 DOM
8. 2026-06-08
   days on market $139,500 Active 413 DOM
9. 2026-06-08
   days on market $139,500 Active 412 DOM
10. 2026-06-07
    days on market $139,500 Active 411 DOM
11. 2026-06-04
    days on market $139,500 Active 408 DOM
12. 2026-06-02
    days on market $139,500 Active 407 DOM
13. 2026-06-01
    days on market $139,500 Active 406 DOM
14. 2026-05-31
    days on market $139,500 Active 405 DOM
15. 2026-04-21
    status Active
16. 2026-04-06
    price $139,500
17. 2026-03-16
    price $143,900
18. 2025-12-19
    price $144,900
19. 2025-09-30
    price $147,900
20. 2025-08-08
    price $152,900
21. 2025-06-03
    price $154,900
22. 2025-04-21
    listed $160,000 Active
23. 2023-05-11
    soldstatus $62,000
24. 2023-05-03
    soldstatus $62,000 290-char remark

    Show marketing remark (290 chars)

    Nice large property close to schools. 2200 sq ft home for little money! Newly updated - new paint and some new flooring and more! It's been a great rental for many years. Everything works and ready for move in. Come see this bargain! Call Sue Cabelka for more info or to view, 580-591-3362.

25. 2023-02-23
    listed $65,000 290-char remark

    Show marketing remark (290 chars)

    Nice large property close to schools. 2200 sq ft home for little money! Newly updated - new paint and some new flooring and more! It's been a great rental for many years. Everything works and ready for move in. Come see this bargain! Call Sue Cabelka for more info or to view, 580-591-3362.

26. 2006-04-12
    historical
27. 2005-11-23
    listed $27,500

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$636/yr (+$53/mo · 102.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,012
• − Mortgage interest: −$7,814
• − Property taxes: −$620
• − Insurance: −$698
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$4,058
• Taxable loss: −$579
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,903/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: Frederick
• NCES district ID: 4012150
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $34,495
• Composite: 28.52/100
• National rank: #6735
• State rank: #46 of 270 in OK

Livability — Frederick

• Score: 61/100
• State rank: #304
• US rank: #17869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frederick, OK
• Population (ZIP): 4,167

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 13% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% European 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 12%

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: ▼ -3.32%
• Current HPI: 159.0458
• 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

+407.3% since first listed

13 events — show timeline

• 2026-04-21 Relisted — LBRMLS
• 2026-04-06 Price Changed $139,500 LBRMLS
• 2026-03-16 Price Changed $143,900 LBRMLS
• 2025-12-19 Price Changed $144,900 LBRMLS
• 2025-09-30 Price Changed $147,900 LBRMLS
• 2025-08-08 Price Changed $152,900 LBRMLS
• 2025-06-03 Price Changed $154,900 LBRMLS
• 2025-04-21 Listed $160,000 LBRMLS
• 2023-05-11 Sold (Public Records) $62,000 Public Records
• 2023-05-03 Sold (MLS) $62,000 LBRMLS
• 2023-02-23 Listed $65,000 LBRMLS
• 2006-04-12 Listing Removed — MLSOK
• 2005-11-23 Listed $27,500 MLSOK

Property tax history

+3.0%/yr

Latest (2025): $620 · -10.7% YoY. Source: county tax records.