203 N Rush Ave · Rush Springs, OK 73082

$43,330

3 bd · 3.0 ba · 1,980 sqft · SingleFamily public records · 170 Days on market

Built 1945 9,074 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

3 bed 2.5 bath HUD owned property for sale As-Is. This home has a 2nd living area and a formal dining room. Also included a fenced back yard. The home will be sold in it's as is condition. HUD will not make repairs to satisfy lender requirements. Proof of funds are required. HUD Case # 421-542414

Key facts

• 2nd living area
• Formal dining room
• Fenced back yard

Tags

• 2ND LIVING AREA
• FORMAL DINING ROOM
• FENCED BACK YARD

Property features AI

Finance

• Other: Living area reported as 1,980 (assessor); Vacant and not occupied; Days on market: 107
• Financial info: REO / Bank-owned condition; Assumable: No; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: Other parking
• Utilities: No flood insurance required (per listing data)
• Home design: Single family residence; One-level; East-facing
• Construction: Frame construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered patio; Covered porch; Interior lot

Interior

• Kitchen: Built-in electric range; Built-in electric oven
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: No fireplace; No in-law plan indicated

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#224 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.
• Rush Springs (rural): math 14% / reading 25% proficiency, ranked #181 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rush Springs Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 244 students, 0% FRL); Rush Springs Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 130 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 34 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($300 loan paydown + $4k appreciation (9.6% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $38,130 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1945 — 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: 2.80% ✓
• Cap rate: 24.40%
• Cash-on-cash: 64.68%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $170,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 N 5th St	0.16mi	3/2.5	2,100 (+6%)	11mo	$180,000	$86	71
504 E Blakely	0.63mi	3/2.0	1,724 (-13%)	22mo	$115,000	$67	26

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

Projected returns pro-forma

9.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.9%
• Equity multiple: 6.28×
• Total profit: $64,045
• Equity at exit: $37,729

10-year hold

• IRR: 70.2%
• Equity multiple: 13.82×
• Total profit: $155,590
• Equity at exit: $80,014

Cash invested: $12,132 (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 73082

• Home prices YoY: 3.0%
• Active inventory: 34
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$227
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $654

Break-even live

Break-even rent $387

Max offer price $43,330

Occupancy floor 41%

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: $10,832
• Closing costs: $1,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $43,330 Active 170 DOM
2. 2026-06-17
   days on market $43,330 Active 169 DOM
3. 2026-06-16
   days on market $43,330 Active 168 DOM
4. 2026-06-15
   days on market $43,330 Active 167 DOM
5. 2026-06-13
   days on market $43,330 Active 165 DOM
6. 2026-06-12
   days on market $43,330 Active 164 DOM
7. 2026-06-09
   days on market $43,330 Active 161 DOM
8. 2026-06-08
   days on market $43,330 Active 160 DOM
9. 2026-06-08
   days on market $43,330 Active 159 DOM
10. 2026-06-05
    days on market $43,330 Active 157 DOM
11. 2026-06-04
    days on market $43,330 Active 155 DOM
12. 2026-06-03
    price $43,330 Active 154 DOM
13. 2026-06-02
    days on market $53,250 Active 154 DOM
14. 2026-06-01
    days on market $53,250 Active 153 DOM
15. 2026-05-31
    days on market $53,250 Active 152 DOM
16. 2026-04-30
    price $53,250
17. 2026-04-14
    price $79,360
18. 2026-03-11
    price $94,240
19. 2026-02-06
    price $109,120
20. 2025-12-28
    listed $124,000 Active
21. 2015-04-10
    soldstatus $78,000
22. 2013-09-19
    soldstatus $50,000
23. 2002-05-10
    soldstatus $45,000

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $721 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,572
• − Mortgage interest: −$2,427
• − Property taxes: −$721
• − Insurance: −$217
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$1,261
• Taxable income: $7,615
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,020/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: Rush Springs
• NCES district ID: 4026550
• Math proficiency: 14% ▼ -16.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,999
• Composite: 16.31/100
• National rank: #9211
• State rank: #181 of 270 in OK

Livability — Rush Springs

• Score: 63/100
• State rank: #224
• US rank: #15766

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: Rush Springs, OK
• Population (ZIP): 2,836

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 2% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.59%
• Current HPI: 331.627
• 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

+18.3% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $53,250 MLSOK
• 2026-04-14 Price Changed $79,360 MLSOK
• 2026-03-11 Price Changed $94,240 MLSOK
• 2026-02-06 Price Changed $109,120 MLSOK
• 2025-12-28 Listed $124,000 MLSOK
• 2015-04-10 Sold (Public Records) $78,000 Public Records
• 2013-09-19 Sold (Public Records) $50,000 Public Records
• 2002-05-10 Sold (Public Records) $45,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $721 · +7.8% YoY. Source: county tax records.