304 Saturn St · Altus, OK 73521

$77,500

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 109 Days on market

Built 1972 0.33 ac lot Est $118k · 34% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedroom. New interior & exterior paint. New facia. New carpet. New bathroom vanities. Kitchen has wood laminate flooring, pantry, gas range, dishwasher, refrigerator, garbage disposal, high rise faucet and stainless steel sink. Master bedroom has 2 walk in closets, ceiling fan and a half bath with at new vanity, a heater & a vent. Large living room with a coat closet and a ceiling fan. Linen closet in the hall. The main bath also has a new vanity. There is a heater and vent and a tub/shower combination. Blinds on the windows. New vinyl facia for low maintenance. Recent Lennox furnace and air and Bradford White water heater. Wood privacy fence, open patio. Laundry is in the garage. One car garage with a door to the patio, shelves and a workbench. Security system. Roof replaced in last 3 months. Insulated front door. Located on a curve/cul-de-sac.

Key facts

• 0.33 acre lot
• Garage
• Built 1972

Property features AI

Finance

• Other: Vacant and available; Living area recorded at 1,170 (source: assessor)
• Financial info: Sold as-is; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: No flood insurance requirement indicated
• Home design: Single-family residence; One level; Residential property
• Construction: Frame construction; Shingle roof; Slab foundation; Property listed as dilapidated
• Exterior features: Open patio; Interior lot

Interior

• Bedrooms: 4 bedrooms (single-level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.7% in Altus — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#151 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Altus (town): math 31% / reading 28% proficiency, ranked #69 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Altus Early Childhood Center (390 students, 0% FRL); Altus Hs (math 21% / reading 26%, grade F, #218 of 447 statewide, top 49%, 921 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 167 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.41% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.51%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $118,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Libra St	0.24mi	3/2.0	1,240 (+6%)	1mo	$57,000	$46	74
1809 Comet St	0.08mi	3/2.0	1,273 (+9%)	5mo	$164,000	$129	73
401 Saturn St	0.07mi	4/1.0 (+1)	1,122 (-4%)	18mo	$117,500	$105	70
1412 Glenda St	0.56mi	3/1.0	1,204 (+3%)	4mo	$117,400	$98	66
1904 Gemini St	0.35mi	3/1.5	1,241 (+6%)	11mo	$144,000	$116	62
900 Hairston St	0.44mi	3/2.0	1,216 (+4%)	11mo	$115,000	$95	59
913 Hairston St	0.48mi	3/1.5	1,243 (+6%)	8mo	$125,000	$101	58
908 E Katy Dr	0.71mi	3/1.0	1,197 (+2%)	13mo	$105,000	$88	52
1101 George St	0.63mi	2/1.0 (-1)	1,082 (-8%)	6mo	$127,000	$117	48
1103 Asalee St	0.74mi	3/1.0	1,025 (-12%)	2mo	$122,000	$119	44
1108 Hazel St	0.72mi	3/1.0	1,275 (+9%)	14mo	$92,000	$72	40
1008 Loyadell St	0.70mi	3/1.0	1,306 (+12%)	13mo	$89,000	$68	37

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $11,053
• Equity at exit: $11,556

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $39,995
• Equity at exit: $6,701

Cash invested: $21,700 (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 73521

• Home prices YoY: -18.4%
• Active inventory: 167
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $371

Break-even live

Break-even rent $620

Max offer price $77,500

Occupancy floor 61%

Sensitivity live

Price	-10% $415	-5% $393	+0% $371	+5% $349	+10% $327
Rent	-10% $285	-5% $328	+0% $371	+5% $414	+10% $457
Rate	-1.0pp $410	-0.5pp $391	base $371	+0.5pp $351	+1.0pp $330

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-09
   days on market $77,500 Active 109 DOM
2. 2026-06-08
   days on market $77,500 Active 108 DOM
3. 2026-06-08
   days on market $77,500 Active 107 DOM
4. 2026-06-07
   days on market $77,500 Active 106 DOM
5. 2026-06-04
   days on market $77,500 Active 103 DOM
6. 2026-06-02
   days on market $77,500 Active 102 DOM
7. 2026-06-01
   days on market $77,500 Active 101 DOM
8. 2026-05-31
   days on market $77,500 Active 100 DOM
9. 2026-04-20
   price $77,500
10. 2026-02-16
    listed $87,500 Active
11. 2025-09-19
    status Active
12. 2025-09-19
    historical
13. 2025-03-22
    status Pending
14. 2025-02-18
    status Active
15. 2024-02-15
    status Pending
16. 2024-02-15
    status Active
17. 2023-12-20
    status Pending
18. 2023-09-15
    listed $55,000 Active
19. 2018-04-30
    soldstatus $58,900
20. 2018-04-27
    soldstatus $58,900 871-char remark

    Show marketing remark (871 chars)

    Four bedroom. New interior & exterior paint. New facia. New carpet. New bathroom vanities. Kitchen has wood laminate flooring, pantry, gas range, dishwasher, refrigerator, garbage disposal, high rise faucet and stainless steel sink. Master bedroom has 2 walk in closets, ceiling fan and a half bath with at new vanity, a heater & a vent. Large living room with a coat closet and a ceiling fan. Linen closet in the hall. The main bath also has a new vanity. There is a heater and vent and a tub/shower combination. Blinds on the windows. New vinyl facia for low maintenance. Recent Lennox furnace and air and Bradford White water heater. Wood privacy fence, open patio. Laundry is in the garage. One car garage with a door to the patio, shelves and a workbench. Security system. Roof replaced in last 3 months. Insulated front door. Located on a curve/cul-de-sac.

21. 2018-02-05
    listed $60,000 871-char remark

    Show marketing remark (871 chars)

    Four bedroom. New interior & exterior paint. New facia. New carpet. New bathroom vanities. Kitchen has wood laminate flooring, pantry, gas range, dishwasher, refrigerator, garbage disposal, high rise faucet and stainless steel sink. Master bedroom has 2 walk in closets, ceiling fan and a half bath with at new vanity, a heater & a vent. Large living room with a coat closet and a ceiling fan. Linen closet in the hall. The main bath also has a new vanity. There is a heater and vent and a tub/shower combination. Blinds on the windows. New vinyl facia for low maintenance. Recent Lennox furnace and air and Bradford White water heater. Wood privacy fence, open patio. Laundry is in the garage. One car garage with a door to the patio, shelves and a workbench. Security system. Roof replaced in last 3 months. Insulated front door. Located on a curve/cul-de-sac.

22. 2003-09-04
    soldstatus $36,000

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $698 · $58/mo
• Expected delta: +$86/yr (+$7/mo · 14.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,071
• − Mortgage interest: −$4,341
• − Property taxes: −$611
• − Insurance: −$388
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,255
• Taxable income: $3,386
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $3,638/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: Altus
• NCES district ID: 4002850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $40,607
• Composite: 24.91/100
• National rank: #7574
• State rank: #69 of 270 in OK

Livability — Altus

• Score: 65/100
• State rank: #151
• US rank: #13386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altus, OK
• City population: 20,574
• Population (ZIP): 20,352

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 15% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.26%
• Current HPI: 178.7106
• 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

+115.3% since first listed

14 events — show timeline

• 2026-04-20 Price Changed $77,500 MLSOK
• 2026-02-16 Listed $87,500 MLSOK
• 2025-09-19 Relisted — MLSOK
• 2025-09-19 Listing Removed — MLSOK
• 2025-03-22 Pending — MLSOK
• 2025-02-18 Relisted — MLSOK
• 2024-02-15 Pending — MLSOK
• 2024-02-15 Relisted — MLSOK
• 2023-12-20 Pending — MLSOK
• 2023-09-15 Listed $55,000 MLSOK
• 2018-04-30 Sold (Public Records) $58,900 Public Records
• 2018-04-27 Sold (MLS) $58,900 MLSOK
• 2018-02-05 Listed $60,000 MLSOK
• 2003-09-04 Sold (Public Records) $36,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $611 · -1.6% YoY. Source: county tax records.