203 W Cincinnati St · Fort Towson, OK 74735

$99,000

3 bd · 1.0 ba · 2,070 sqft · SingleFamily public records · 45 Days on market

Built 1980 0.32 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

INVESTOR OPPORTUNITY call 713-628-6154 for appointments Located at 203 E Cincinnati St in Fort Towson, Oklahoma, this 4 bedroom, 2 bathroom property is ready for its next chapter. Whether you’re looking to renovate, hold, or resell, this home presents a solid opportunity to add value. Easily recognizable by its red metal roof, this cottage-style home offers flexibility and strong potential for investors looking to maximize value. With the right vision, this property can be transformed into a strong income-producing asset or resale project. Being sold AS-IS, this home is priced with opportunity in mind and is ideal for investors, flippers, or buyers looking for their next project. Pro

Key facts

• Red metal roof
• Cottage-style home
• 0.32 acre lot

Tags

• RED METAL ROOF
• COTTAGE-STYLE HOME

Property features AI

Finance

• Other: Homestead exempt; Vacant and currently unoccupied
• Financial info: Sold as-is; cash offers accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Public utilities
• Home design: One-and-one-half level residential single-family home; Located in Fort Towson Original addition
• Construction: Frame and other construction materials; Metal roof; Slab foundation; Built as an existing property
• Exterior features: Outbuildings; Wooded lot; Waterfront lot; Other lot features

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Seven living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#250 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Fort Towson (rural): math 10% / reading 20% proficiency, ranked #477 of 513 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fort Towson Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 177 students, 0% FRL); Fort Towson Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 81 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $321 of equity ($684 loan paydown + $-363 appreciation (-0.4% local appreciation)).
• Choctaw County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.29% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $623,070
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
845 Tram Rd	0.53mi	3/2.0	1,988 (-4%)	20mo	$599,000	$301	48
984 Ridgepoint	0.55mi	4/2.5 (+1)	2,351 (+14%)	6mo	$249,900	$106	35

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

Projected returns pro-forma

-0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.75×
• Total profit: $20,762
• Equity at exit: $26,947

10-year hold

• IRR: 20.8%
• Equity multiple: 3.23×
• Total profit: $61,762
• Equity at exit: $30,989

Cash invested: $27,720 (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 74735

• Home prices YoY: -0.1%
• Active inventory: 28
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $398

Break-even live

Break-even rent $777

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $99,000 Active 45 DOM
2. 2026-06-17
   days on market $99,000 Active 44 DOM
3. 2026-06-16
   days on market $99,000 Active 43 DOM
4. 2026-06-15
   days on market $99,000 Active 42 DOM
5. 2026-06-13
   days on market $99,000 Active 40 DOM
6. 2026-06-12
   days on market $99,000 Active 39 DOM
7. 2026-06-09
   days on market $99,000 Active 36 DOM
8. 2026-06-08
   days on market $99,000 Active 35 DOM
9. 2026-06-08
   days on market $99,000 Active 34 DOM
10. 2026-06-07
    days on market $99,000 Active 33 DOM
11. 2026-06-04
    days on market $99,000 Active 30 DOM
12. 2026-06-02
    days on market $99,000 Active 29 DOM
13. 2026-06-01
    days on market $99,000 Active 28 DOM
14. 2026-05-31
    days on market $99,000 Active 27 DOM
15. 2026-05-04
    listed $99,000 Active

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$252/yr (+$21/mo · 39.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,373
• − Mortgage interest: −$5,546
• − Property taxes: −$639
• − Insurance: −$495
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,880
• Taxable income: $3,354
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,976/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: Fort Towson
• NCES district ID: 4012300
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $34,759
• Composite: 15.74/100
• National rank: #14326
• State rank: #477 of 513 in OK

Livability — Fort Towson

• Score: 62/100
• State rank: #250
• US rank: #16654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Towson, OK
• Population (ZIP): 2,075

Population outlook (Choctaw County) Hauer SSP2

• Today (2025): 14,744 people
• By 2030: 14,568 · -1.2%
• By 2040: 14,225 · -3.5%
• By 2050: 13,960 · -5.3%
• By 2075: 13,775 · -6.6%
• By 2100: 13,408 · -9.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 16% Two or more races 11% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Choctaw

• 2024 margin: Solid R (+65.4) · D 16.7% · R 82.2% · Other 1.1%
• 2008→2024 swing: -32.0pp toward R · 2008: -33.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+62.0 2016: R+57.9 2012: R+41.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.37%
• Current HPI: 344.316
• 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

• 2026-05-04 Listed $99,000 MLSOK

Property tax history

+21.5%/yr

Latest (2025): $639 · +1.8% YoY. Source: county tax records.