1303 W Main St · Carmen, OK 73726

$74,900

3 bd · 1.0 ba · 1,511 sqft · SingleFamily public records · 49 Days on market

Built 1960 6.00 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
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming property situated on approximately 6 acres, featuring solar panels and offering peaceful country living with mature trees and abundant wildlife. A great opportunity for comfortable small-town living. Sold as-is.

Key facts

• 6 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Property is not occupied; Listed as active
• Financial info: REO / Bank Owned; Assumable: Unknown; Loan qualifying: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No storm shelter
• Home design: Single family residence; Single-story (one level); Located in Town/Carmen First Add
• Construction: Other construction materials; Other roof; Slab foundation; Built on an approximately 6-acre lot
• Exterior features: No notable exterior features listed; Property is existing (not new construction)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#169 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Alva (town): math 29% / reading 32% proficiency, ranked #55 of 270 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Es (math 32% / reading 37%, grade F, #168 of 845 statewide, top 24%, 144 students, 0% FRL); Alva Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 263 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $2k appreciation (3.0% local appreciation)).
• Alfalfa County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; 31% 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.62% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.87%
• DSCR: 2.24
• GRM: 5.1

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: 33.8%
• Equity multiple: 2.91×
• Total profit: $40,040
• Equity at exit: $33,678

10-year hold

• IRR: 34.0%
• Equity multiple: 5.72×
• Total profit: $99,056
• Equity at exit: $51,902

Cash invested: $20,972 (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 73726

• Active inventory: 3
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $487

Break-even live

Break-even rent $599

Max offer price $74,900

Occupancy floor 55%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $74,900 Active 49 DOM
2. 2026-06-17
   days on market $74,900 Active 48 DOM
3. 2026-06-16
   days on market $74,900 Active 47 DOM
4. 2026-06-15
   days on market $74,900 Active 46 DOM
5. 2026-06-13
   days on market $74,900 Active 44 DOM
6. 2026-06-12
   days on market $74,900 Active 43 DOM
7. 2026-06-09
   days on market $74,900 Active 40 DOM
8. 2026-06-08
   days on market $74,900 Active 39 DOM
9. 2026-06-08
   days on market $74,900 Active 38 DOM
10. 2026-06-07
    pricedays on market $74,900 Active 37 DOM
11. 2026-06-04
    days on market $89,900 Active 34 DOM
12. 2026-06-02
    days on market $89,900 Active 33 DOM
13. 2026-06-01
    days on market $89,900 Active 32 DOM
14. 2026-05-31
    days on market $89,900 Active 31 DOM
15. 2026-04-29
    listed $89,900 Active
16. 2023-02-16
    soldstatus $57,000

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$84/yr (+$7/mo · 14.3%)

ⓘ 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 · 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 2/10 Low 3% 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: $14,587
• − Mortgage interest: −$4,196
• − Property taxes: −$590
• − Insurance: −$374
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,179
• Taxable income: $4,914
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,666/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: Alva
• NCES district ID: 4002880
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $51,292
• Composite: 26.74/100
• National rank: #7141
• State rank: #55 of 270 in OK

Livability — Carmen

• Score: 64/100
• State rank: #169
• US rank: #13820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carmen, OK
• Population (ZIP): 445

Population outlook (Alfalfa County) Hauer SSP2

• Today (2025): 6,473 people
• By 2030: 6,888 · +6.4%
• By 2040: 7,852 · +21.3%
• By 2050: 9,078 · +40.2%
• By 2075: 11,842 · +82.9%
• By 2100: 12,675 · +95.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 6% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 4% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Spanish 3% German/W. Germanic 0%

Political lean MEDSL · Alfalfa

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.5%
• 2008→2024 swing: -10.4pp toward R · 2008: -66.2pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+77.2 2016: R+76.0 2012: R+69.4 2008: R+66.2

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

+57.7% since first listed

2 events — show timeline

• 2026-04-29 Listed $89,900 MLSOK
• 2023-02-16 Sold (Public Records) $57,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $590 · +3.3% YoY. Source: county tax records.