193 S Circle Dr · Weatherford, OK 73096

$119,349

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records

Built 1970 0.27 ac lot Est $136k · 13% under

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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 +15.5/30.0
• ARV discount +13.1/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home on oversized corner lot. Updated w/ new granite slab counters in Kitchen, tumbled backsplash, under mount sink, & faucet. New dishwasher. Recent paint inside & out. New lighting fixtures. Upgraded "NEST" thermostat programmable from you phone or computer. Large living room is great for entertaining. Great storage throughout. Oversized covered patio expands the living space. Privacy fence & storage building. Lennox CH&A. Put this one on your short list to see!

Key facts

• 0.27 acre lot
• Garage
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $47 ($569/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (13.3% below list).
• Recommended offer: $103k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Weatherford — 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 70/100 on livability (#44 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Weatherford (town): math 28% / reading 26% proficiency, ranked #83 of 270 in OK (top 31%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Burcham Es (534 students, 0% FRL); Weatherford Ms (math 24% / reading 23%, grade F, #113 of 345 statewide, top 34%, 345 students, 0% FRL); Weatherford Hs (math 32% / reading 37%, grade F, #48 of 447 statewide, top 14%, 636 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: 233 active listings in the ZIP; 28 units permitted in Custer County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $825 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,493 (13.3% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $136,448
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 N Lark St	0.56mi	3/1.5	1,092 (+2%)	6mo	$170,000	$156	63
424 N Bryan St	0.71mi	2/1.0 (-1)	1,047 (-2%)	18mo	$130,000	$124	44
1008 N Krest Dr	0.69mi	3/1.0	1,210 (+14%)	20mo	$155,000	$128	29

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-16,338
• Equity at exit: $17,795

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-10,412
• Equity at exit: $10,319

Cash invested: $33,418 (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 73096

• Home prices YoY: -7.1%
• Active inventory: 233
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$626
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $47

Break-even live

Break-even rent $975

Max offer price $119,349

Occupancy floor 90%

Sensitivity live

Price	-10% $115	-5% $81	+0% $47	+5% $14	+10% $-20
Rent	-10% $-34	-5% $7	+0% $47	+5% $88	+10% $129
Rate	-1.0pp $108	-0.5pp $78	base $47	+0.5pp $16	+1.0pp $-15

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: $29,837
• Closing costs: $3,580
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 443-char remark
2. 2026-06-07
   listed $119,349 Pending

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,135 · $95/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,419
• − Mortgage interest: −$6,685
• − Property taxes: −$1,135
• − Insurance: −$597
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$3,472
• Taxable loss: −$1,457
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $919/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: Weatherford
• NCES district ID: 4032070
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 26% ▼ -15.00%
• Median HH income: $45,799
• Composite: 23.33/100
• National rank: #7916
• State rank: #83 of 270 in OK

Livability — Weatherford

• Score: 70/100
• State rank: #44
• US rank: #7987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherford, OK
• Population (ZIP): 14,282

Population outlook (Custer County) Hauer SSP2

• Today (2025): 34,356 people
• By 2030: 37,162 · +8.2%
• By 2040: 43,354 · +26.2%
• By 2050: 50,458 · +46.9%
• By 2075: 71,075 · +106.9%
• By 2100: 91,129 · +165.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 12% Native American 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+53.2) · D 22.4% · R 75.7% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: -49.3pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+53.2 2016: R+54.3 2012: R+51.9 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.63%
• Current HPI: 230.2732
• 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

+136.3% since first listed

12 events — show timeline

• 2026-06-04 Listing Removed — MLSOK
• 2026-06-03 Listed $119,349 MLSOK
• 2015-11-19 Sold (MLS) $113,800 MLSOK
• 2015-10-26 Listed $119,000 MLSOK
• 2012-04-19 Sold (MLS) $107,000 MLSOK
• 2012-02-28 Listed $108,900 MLSOK
• 2006-06-23 Sold (Public Records) $85,900 Public Records
• 2006-06-23 Sold (MLS) $85,900 MLSOK
• 2006-05-08 Listed $85,900 MLSOK
• 2003-07-01 Sold (Public Records) $64,000 Public Records
• 2001-08-20 Sold (Public Records) $60,000 Public Records
• 1999-06-01 Sold (Public Records) $50,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,135 · -2.8% YoY. Source: county tax records.