221 E 6th St · Texola, OK 73668

$44,900

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 239 Days on market

Built 1925 1.13 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.9/5.0

Listing remarks

Rural Fixer-Upper on a Quiet Dead-End Road. Escape to the country with this 3-bedroom, 1-bathroom home featuring a durable metal roof and plenty of potential to remodel your way. Situated on a peaceful dead-end road, this property offers privacy and space for your small farm or hobby homestead. Highlights include: Multiple outbuildings for storage, workshop, or livestock, A 3-car carport for vehicles and equipment, A storm cellar for peace of mind in storm season, and plenty of room for gardens, animals, or expansion. With a little TLC, this property could become your perfect rural retreat!

Key facts

• 3 car carport
• Metal roof
• Room for gardens

Tags

• METAL ROOF
• MULTIPLE OUTBUILDINGS
• 3 CAR CARPORT
• STORM CELLAR
• ROOM FOR GARDENS

Property features AI

Finance

• Other: Livestock allowed; Legal addition: Original
• Financial info: Listing terms: Cash or Conventional; Loan qualification: Yes; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 3-car garage
• Security: Below-ground storm shelter
• Home design: Single-family residence; Residential property; One-level property; Homestead exempt
• Construction: Frame construction; Metal roof; Combination foundation; Built as existing structure
• Exterior features: Covered porch; Outbuildings; Interior lot; Pasture/ranch; Rural setting; Wooded

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Window unit(s) for cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 37/100 on livability (#732 in OK) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Erick (rural): math 50% / reading 60% proficiency, ranked #19 of 513 in OK (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Erick Es (math 52% / reading 57%, grade C, #23 of 845 statewide, top 3%, 152 students, 0% FRL); Erick Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 57 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Erick average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($310 loan paydown + $1k appreciation (3.0% local appreciation)).
• Beckham County population projected at +35% 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 239 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $2k; list at $45k implies a 2621% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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 1925 — 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: 2.44% ✓
• Cap rate: 22.37%
• Cash-on-cash: 57.44%
• DSCR: 3.56
• GRM: 3.4

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: 62.4%
• Equity multiple: 4.48×
• Total profit: $43,721
• Equity at exit: $20,189

10-year hold

• IRR: 61.9%
• Equity multiple: 9.11×
• Total profit: $101,920
• Equity at exit: $31,114

Cash invested: $12,572 (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 73668

• Active inventory: 1
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$8 /mo · $96/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $602

Break-even live

Break-even rent $332

Max offer price $44,900

Occupancy floor 40%

Sensitivity live

Price	-10% $627	-5% $614	+0% $602	+5% $589	+10% $523
Rent	-10% $515	-5% $559	+0% $602	+5% $645	+10% $688
Rate	-1.0pp $624	-0.5pp $613	base $602	+0.5pp $590	+1.0pp $578

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $44,900 Active 239 DOM
2. 2026-06-18
   days on market $44,900 Active 237 DOM
3. 2026-06-17
   days on market $44,900 Active 236 DOM
4. 2026-06-16
   days on market $44,900 Active 235 DOM
5. 2026-06-15
   days on market $44,900 Active 234 DOM
6. 2026-06-13
   days on market $44,900 Active 232 DOM
7. 2026-06-12
   days on market $44,900 Active 231 DOM
8. 2026-06-09
   days on market $44,900 Active 228 DOM
9. 2026-06-08
   days on market $44,900 Active 227 DOM
10. 2026-06-08
    days on market $44,900 Active 226 DOM
11. 2026-06-07
    days on market $44,900 Active 225 DOM
12. 2026-06-04
    days on market $44,900 Active 222 DOM
13. 2026-06-02
    days on market $44,900 Active 221 DOM
14. 2026-06-01
    days on market $44,900 Active 220 DOM
15. 2026-05-31
    days on market $44,900 Active 219 DOM
16. 2025-10-24
    listed $44,900 Active
17. 2024-03-15
    historical
18. 2024-01-28
    status Active
19. 2023-12-29
    historical
20. 2023-09-14
    listed $32,500 Active
21. 2018-09-05
    soldstatus $1,650

ⓘ 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: $96 · $8/mo
• Projected year-2 tax: $404 · $34/mo
• Expected delta: +$308/yr (+$26/mo · 320.9%)

ⓘ 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 6/10 Major

Taxation est. · year 1

• Rental income: $13,123
• − Mortgage interest: −$2,515
• − Property taxes: −$96
• − Insurance: −$224
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,306
• Taxable income: $6,881
• Est. tax owed @ 24.0%: −$1,651
• After-tax cash flow: $5,569/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: Erick
• NCES district ID: 4011040
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $39,189
• Composite: 47.69/100
• National rank: #4918
• State rank: #19 of 513 in OK

Livability — Texola

• Score: 37/100
• State rank: #732
• US rank: #27576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texola, OK
• Population (ZIP): 14

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 14% Two or more races 7%
• Common ancestry: German 21%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

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

+2621.2% since first listed

6 events — show timeline

• 2025-10-24 Listed $44,900 MLSOK
• 2024-03-15 Listing Removed — MLSOK
• 2024-01-28 Relisted — MLSOK
• 2023-12-29 Listing Removed — MLSOK
• 2023-09-14 Listed $32,500 MLSOK
• 2018-09-05 Sold (Public Records) $1,650 Public Records

Property tax history

+26.9%/yr

Latest (2025): $96 · +4.3% YoY. Source: county tax records.