205 E State Rd · Fairview, OK 73737

$74,900

3 bd · 2.0 ba · 1,626 sqft · SingleFamily public records · 6 Days on market

Built 1961 10,019 sqft lot Est $135k · 45% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great curb appeal for this home located on a large corner lot with privacy fenced back yard. Semi-open floor plan, living room features a huge picture window overlooking the front yard. Dining room is spacious and open to the kitchen that features an island and built-in desk. Laundry room has tons of storage plus a shower and access to the covered patio. Down the central hallway there is a room that will probably be used for a bedroom, but it lacks a built-in closet and two bedrooms. One of the bedroom features two closets and the other has an entire wall of built-in storage. The hall bathroom has a jetted tub and single sink vanity. In the backyard is a 12 x 20 shop building with electrici

Key facts

• Huge picture window
• Built-in desk
• Tons of storage

Tags

• CORNER LOT
• PRIVACY FENCED BACK YARD
• HUGE PICTURE WINDOW
• ISLAND
• BUILT-IN DESK
• TONS OF STORAGE

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Faces south; Vinyl siding
• Construction: Vinyl siding construction; Composition roof; Built as a single-story home
• Exterior features: Covered patio/porch; Wood fencing; Shed(s); In-ground pool; Corner lot

Interior

• Kitchen: Dishwasher
• Flooring: Concrete flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Kitchen island; Entrance foyer; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 72/100 on livability (#22 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• Fairview (rural): math 34% / reading 35% proficiency, ranked #40 of 270 in OK (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $62 of equity ($518 loan paydown + $-456 appreciation (-0.6% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1961 — 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. 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.
4. 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.
5. 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: 1.49% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $134,958
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 N Eleventh Ave	0.34mi	3/2.0	1,574 (-3%)	8mo	$130,000	$83	72
20 Legion Dr	0.14mi	3/2.0	1,448 (-11%)	10mo	$110,000	$76	67
423 Park Ave	0.75mi	3/2.0	1,560 (-4%)	11mo	$200,000	$128	49
507 W Beck	0.44mi	3/2.0	1,431 (-12%)	18mo	$118,500	$83	45
123 N 3rd	0.56mi	4/2.0 (+1)	1,713 (+5%)	23mo	$109,000	$64	41
224 S 3rd St	0.69mi	4/1.0 (+1)	1,704 (+5%)	18mo	$30,000	$18	36

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

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.94×
• Total profit: $19,619
• Equity at exit: $19,494

10-year hold

• IRR: 25.0%
• Equity multiple: 3.64×
• Total profit: $55,416
• Equity at exit: $21,702

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 73737

• Home prices YoY: -0.3%
• Active inventory: 11
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $376

Break-even live

Break-even rent $638

Max offer price $74,900

Occupancy floor 61%

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 6 events

1. 2026-06-18
   days on market $74,900 Active 6 DOM
2. 2026-06-17
   days on market $74,900 Active 5 DOM
3. 2026-06-16
   days on market $74,900 Active 4 DOM
4. 2026-06-15
   days on market $74,900 Active 3 DOM
5. 2026-06-12
   remarks 699-char remark
6. 2026-06-12
   listed $74,900 Active 1 DOM

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $957 · $80/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,357
• − Mortgage interest: −$4,196
• − Property taxes: −$957
• − Insurance: −$374
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,179
• Taxable income: $3,514
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,664/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: Fairview
• NCES district ID: 4011280
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $47,230
• Composite: 29.67/100
• National rank: #6464
• State rank: #40 of 270 in OK

Livability — Fairview

• Score: 72/100
• State rank: #22
• US rank: #5863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, OK
• Population (ZIP): 3,618

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 9% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Romanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 180.6875
• 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

+18.9% since first listed

3 events — show timeline

• 2026-06-11 Listed $74,900 NWOAR
• 2022-04-19 Sold (Public Records) $98,000 Public Records
• 2010-01-26 Sold (Public Records) $63,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $957 · -8.7% YoY. Source: county tax records.