314 E Cole Ave · Fletcher, OK 73541

$159,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 42 Days on market

Built 1965 0.34 ac lot Est $144k · 10% over

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Why this score? — see what drove the D- 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 +12.7/30.0
• Appreciation +7.8/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

This charming home is in pristine condition offering three-bedrooms and two-baths. This home combines classic charm with modern updates. Featuring a one-car garage and additional carport, the property offers both convenience and functionality. The remodeled kitchen and bathrooms bring updated style while preserving the home's warm vintage feel. Every detail reflects care and pride of ownership, creating a comfortable and inviting space throughout. Situated on a large lot, the standout feature is the spacious country-style back porch—perfect for relaxing and taking in the stunning Oklahoma sunsets and peaceful outdoor views. Located in a welcoming rural town with great schools, this ho

Key facts

• Remodeled kitchen
• 0.34 acre lot
• Garage

Tags

• REMODELED KITCHEN

Property features AI

Exterior

• Parking: 2 total parking spaces; 1-car garage; 1-car carport (covered)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Updated/remodeled; Brick veneer construction; Composition roof; R-1 (single family) zoning
• Construction: Brick veneer exterior; Composition roof; Crawl space foundation; Built as a single-story home
• Exterior features: Covered porch; Partial wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Double pane windows; Gas fireplace; Crawl space
• Laundry & utility: Washer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-16 ($-196/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (24.9% below list).
• Recommended offer: $119k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#133 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Fletcher (rural): math 12% / reading 23% proficiency, ranked #189 of 270 in OK (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fletcher Es (math 12% / reading 27%, grade F, #479 of 845 statewide, top 63%, 280 students, 0% FRL); Fletcher Jhs (math 2% / reading 12%, grade F, #311 of 345 statewide, top 92%, 77 students, 0% FRL); Fletcher Hs (math 24% / reading 34%, grade F, #96 of 447 statewide, top 26%, 112 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.
• Market conditions: 30 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.7% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,377 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $144,144
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 S Sycamore	0.27mi	3/1.5	1,100 (-4%)	19mo	$138,000	$125	64
303 South Dr	0.56mi	2/2.0 (-1)	1,100 (-4%)	2mo	$37,888	$34	57
103 E Cole Ave	0.33mi	3/2.0	1,000 (-13%)	11mo	$135,000	$135	50
309 W Shields St	0.59mi	3/2.0	1,300 (+14%)	22mo	$163,200	$126	27

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

Projected returns pro-forma

5.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.93×
• Total profit: $41,533
• Equity at exit: $96,479

10-year hold

• IRR: 14.6%
• Equity multiple: 3.78×
• Total profit: $123,778
• Equity at exit: $172,036

Cash invested: $44,520 (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 73541

• Home prices YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-16

Break-even live

Break-even rent $1,214

Max offer price $156,117

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $29	+0% $-16	+5% $-61	+10% $-106
Rent	-10% $-111	-5% $-63	+0% $-16	+5% $31	+10% $78
Rate	-1.0pp $64	-0.5pp $24	base $-16	+0.5pp $-58	+1.0pp $-99

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-03-31
   listed $159,000 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: $712 · $59/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$719/yr (+$60/mo · 101.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $14,325
• − Mortgage interest: −$8,906
• − Property taxes: −$712
• − Insurance: −$795
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$4,625
• Taxable loss: −$3,006
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $526/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: Fletcher
• NCES district ID: 4011700
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 23% ▼ -10.00%
• Median HH income: $50,233
• Composite: 15.82/100
• National rank: #9264
• State rank: #189 of 270 in OK

Livability — Fletcher

• Score: 65/100
• State rank: #133
• US rank: #12742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fletcher, OK
• Population (ZIP): 3,624

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Native American 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.65%
• Current HPI: 256.7598
• 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

3 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-14 Contingent — LBRMLS
• 2026-03-31 Listed $159,000 LBRMLS

Property tax history

+2.8%/yr

Latest (2025): $712 · +2.2% YoY. Source: county tax records.