112 N 1st · Texhoma, OK 73949

$45,000

3 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 128 Days on market

Built 1965

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 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 Home is a 2-bedroom, 1-bath home situated on a spacious corner lot. This property is full of potential and ready for someone to bring it back to life. Great investment or renovation project!

Key facts

• Garage
• Listed 128 days

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public sewer
• Home design: Single-family residence; One-story
• Construction: Single house construction
• Exterior features: Built-up and asphalt roof; Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Electric central heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $45k).
• Recommended offer: $40k (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 $2k of equity ($311 loan paydown + $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $45k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1965 — 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: 2.12% ✓
• Cap rate: 18.89%
• Cash-on-cash: 44.99%
• DSCR: 3.00
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.3%
• Equity multiple: 3.82×
• Total profit: $35,506
• Equity at exit: $20,234

10-year hold

• IRR: 50.0%
• Equity multiple: 7.69×
• Total profit: $84,232
• Equity at exit: $31,183

Cash invested: $12,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $472

Break-even live

Break-even rent $357

Max offer price $45,000

Occupancy floor 46%

Sensitivity live

Price	-10% $498	-5% $485	+0% $472	+5% $460	+10% $447
Rent	-10% $397	-5% $435	+0% $472	+5% $510	+10% $548
Rate	-1.0pp $495	-0.5pp $484	base $472	+0.5pp $461	+1.0pp $449

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $45,000 Active 128 DOM
2. 2026-06-18
   days on market $45,000 Active 126 DOM
3. 2026-06-17
   days on market $45,000 Active 125 DOM
4. 2026-06-16
   days on market $45,000 Active 124 DOM
5. 2026-06-15
   days on market $45,000 Active 123 DOM
6. 2026-06-13
   days on market $45,000 Active 121 DOM
7. 2026-06-12
   days on market $45,000 Active 120 DOM
8. 2026-06-09
   days on market $45,000 Active 117 DOM
9. 2026-06-08
   days on market $45,000 Active 116 DOM
10. 2026-06-08
    days on market $45,000 Active 115 DOM
11. 2026-06-05
    days on market $45,000 Active 113 DOM
12. 2026-06-04
    days on market $45,000 Active 111 DOM
13. 2026-06-02
    days on market $45,000 Active 110 DOM
14. 2026-06-01
    days on market $45,000 Active 109 DOM
15. 2026-05-31
    days on market $45,000 Active 108 DOM
16. 2026-01-21
    listed $45,000 Active
17. 1993-07-28
    soldstatus $15,000
18. 1993-07-28
    soldstatus $16,500

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $405 · $34/mo
• Expected delta: +$78/yr (+$6/mo · 23.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,459
• − Mortgage interest: −$2,521
• − Property taxes: −$327
• − Insurance: −$225
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,309
• Taxable income: $5,244
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $4,410/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

+200.0% since first listed

3 events — show timeline

• 2026-01-21 Listed $45,000 NWOAR
• 1993-07-28 Sold (Public Records) $16,500 Public Records
• 1993-07-28 Sold (Public Records) $15,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $327 · +5.8% YoY. Source: county tax records.