302 E Tenth St · Shattuck, OK 73858

$120,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 38 Days on market

Built 1955 0.30 ac lot Est $90k · 33% 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 +19.4/30.0
• Appreciation +7.2/10.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Check out this 3 bed 1 bath move in ready home. Would be a nice investment property or starter home. All of the rooms are spacious. Bathroom has been updated, tile flooring in bath and kitchen, all of the other rooms have original hardwood floors. The room addition has potential to be another bedroom, office, or living area. The safe room alone would cost around $12,000.

Key facts

• Updated paint
• Newer windows
• Built-in safe room

Tags

• ORIGINAL HARDWOOD FLOORING
• UPDATED PAINT
• NEWER WINDOWS
• NEW SEWER LINE
• BUILT-IN SAFE ROOM

Property features AI

Finance

• Other: Zoned residential

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story; Residential property; Located in College Addition subdivision
• Construction: Fiber cement and wood siding; Composition roof; Built above grade (finished area listed)
• Exterior features: Covered patio/porch; Storm doors; Shed(s); Corner lot

Interior

• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Storm windows; Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $109k (8.8% below list).
• Recommended offer: $109k (8.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#80 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Shattuck (rural): math 30% / reading 45% proficiency, ranked #133 of 513 in OK (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (4.3% local appreciation)).
• Ellis County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $57k; list at $120k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,455 (8.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
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: 0.91% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $90,300
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 S Ellis	0.16mi	3/2.0	1,280 (-1%)	12mo	$120,000	$94	82
221 W Eighth	0.30mi	3/1.0	1,320 (+2%)	2mo	$85,000	$64	76
1014 S Ellis St	0.20mi	3/2.0	1,424 (+10%)	12mo	$90,000	$63	64
308 S Santa Fe	0.44mi	3/2.0	1,184 (-8%)	15mo	$77,000	$65	54
204 E Eighth	0.15mi	2/1.0 (-1)	1,116 (-14%)	18mo	$40,000	$36	46
516 E First St	0.62mi	3/1.0	1,445 (+12%)	4mo	$120,000	$83	44
407 S Summer St	0.39mi	3/1.0	1,120 (-13%)	21mo	$78,500	$70	38
203 N Ellis St	0.70mi	3/1.0	1,137 (-12%)	9mo	$109,000	$96	36

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

Projected returns pro-forma

4.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.94×
• Total profit: $31,669
• Equity at exit: $63,266

10-year hold

• IRR: 16.2%
• Equity multiple: 3.70×
• Total profit: $90,593
• Equity at exit: $105,460

Cash invested: $33,600 (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 73858

• Home prices YoY: 3.6%
• Active inventory: 10
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $134

Break-even live

Break-even rent $925

Max offer price $120,000

Occupancy floor 83%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 38 DOM
2. 2026-06-17
   days on market $120,000 Active 37 DOM
3. 2026-06-16
   days on market $120,000 Active 36 DOM
4. 2026-06-15
   days on market $120,000 Active 35 DOM
5. 2026-06-13
   days on market $120,000 Active 33 DOM
6. 2026-06-12
   days on market $120,000 Active 32 DOM
7. 2026-06-09
   days on market $120,000 Active 29 DOM
8. 2026-06-08
   days on market $120,000 Active 28 DOM
9. 2026-06-08
   days on market $120,000 Active 27 DOM
10. 2026-06-05
    days on market $120,000 Active 25 DOM
11. 2026-06-04
    days on market $120,000 Active 23 DOM
12. 2026-06-02
    days on market $120,000 Active 22 DOM
13. 2026-06-01
    days on market $120,000 Active 21 DOM
14. 2026-05-31
    days on market $120,000 Active 20 DOM
15. 2026-05-11
    listed $120,000 Active
16. 2026-03-05
    price $110,000
17. 2025-04-04
    soldstatus $57,000 Closed 373-char remark

    Show marketing remark (373 chars)

    Check out this 3 bed 1 bath move in ready home. Would be a nice investment property or starter home. All of the rooms are spacious. Bathroom has been updated, tile flooring in bath and kitchen, all of the other rooms have original hardwood floors. The room addition has potential to be another bedroom, office, or living area. The safe room alone would cost around $12,000.

18. 2025-03-06
    historical Active Under Contract 373-char remark

    Show marketing remark (373 chars)

    Check out this 3 bed 1 bath move in ready home. Would be a nice investment property or starter home. All of the rooms are spacious. Bathroom has been updated, tile flooring in bath and kitchen, all of the other rooms have original hardwood floors. The room addition has potential to be another bedroom, office, or living area. The safe room alone would cost around $12,000.

19. 2025-02-26
    price $57,000 373-char remark

    Show marketing remark (373 chars)

    Check out this 3 bed 1 bath move in ready home. Would be a nice investment property or starter home. All of the rooms are spacious. Bathroom has been updated, tile flooring in bath and kitchen, all of the other rooms have original hardwood floors. The room addition has potential to be another bedroom, office, or living area. The safe room alone would cost around $12,000.

20. 2024-12-30
    listed $60,000 Active 373-char remark

    Show marketing remark (373 chars)

    Check out this 3 bed 1 bath move in ready home. Would be a nice investment property or starter home. All of the rooms are spacious. Bathroom has been updated, tile flooring in bath and kitchen, all of the other rooms have original hardwood floors. The room addition has potential to be another bedroom, office, or living area. The safe room alone would cost around $12,000.

21. 2012-01-23
    soldstatus $35,000

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$458/yr (+$38/mo · 73.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,135
• − Mortgage interest: −$6,722
• − Property taxes: −$622
• − Insurance: −$600
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,491
• Taxable loss: −$402
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $1,699/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: Shattuck
• NCES district ID: 4027540
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $45,719
• Composite: 34.51/100
• National rank: #10131
• State rank: #133 of 513 in OK

Livability — Shattuck

• Score: 67/100
• State rank: #80
• US rank: #10102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shattuck, OK
• Population (ZIP): 1,425

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 4,446 people
• By 2030: 4,549 · +2.3%
• By 2040: 4,757 · +7.0%
• By 2050: 4,978 · +12.0%
• By 2075: 5,455 · +22.7%
• By 2100: 5,346 · +20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 6% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.7%
• 2008→2024 swing: -6.1pp toward R · 2008: -70.5pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+81.5 2016: R+79.7 2012: R+74.9 2008: R+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.34%
• Current HPI: 124.3137
• 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

+242.9% since first listed

7 events — show timeline

• 2026-05-11 Listed $120,000 NWOAR
• 2026-03-05 Price Changed $110,000 NWOAR
• 2025-04-04 Sold (MLS) $57,000 NWOAR
• 2025-03-06 Contingent — NWOAR
• 2025-02-26 Price Changed $57,000 NWOAR
• 2024-12-30 Listed $60,000 NWOAR
• 2012-01-23 Sold (Public Records) $35,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $622 · -7.7% YoY. Source: county tax records.