105 W Valliant Ave · Fort Towson, OK 74735

$103,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 146 Days on market

Built 1956 0.32 ac lot Est $78k · 32% over ↓ 12% since listing

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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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Versatile property on a corner lot offering both commercial and short-term rental potential in a high-demand, high-traffic area near Raymond Grey State Park. This recently updated home is currently configured as a 2-bedroom, 1-bath home. Features exposed beams and rustic charm, creating a warm, inviting atmosphere that appeals to short-term rental guests and visitors.   The fully fenced yard offers privacy and plenty of space for pets, gardening, or future improvements. Great outdoor space, a large deck with a covered patio, and a prime lot make this property a fantastic opportunity for homeowners or investors alike. The location benefits from strong traffic exposure, making it w

Key facts

• Recently updated
• Commercial potential
• Exposed beams

Tags

• CORNER LOT
• COMMERCIAL POTENTIAL
• SHORT-TERM RENTAL POTENTIAL
• RECENTLY UPDATED
• EXPOSED BEAMS
• FULLY FENCED YARD

Property features AI

Finance

• Other: Corner lot; Less than 1 mile to water

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Block and Masonite construction; Metal roof; Built as recorded in public records
• Exterior features: Covered patio/porch; Deck; Patio; Shed(s); No additional exterior features listed

Interior

• Kitchen: Microwave
• Flooring: Concrete flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Wood counters; Electric range connection; Other interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#250 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Fort Towson (rural): math 10% / reading 20% proficiency, ranked #477 of 513 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP.

Forward outlook

• In year one you build about $335 of equity ($712 loan paydown + $-377 appreciation (-0.4% local appreciation)).
• Choctaw County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $78,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 NE 2nd St	0.17mi	3/1.0 (+1)	1,456 (+14%)	1mo	$77,500	$53	63
1014 S Main	0.64mi	3/1.0 (+1)	1,320 (+3%)	19mo	$79,900	$61	44

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

Projected returns pro-forma

-0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.10×
• Total profit: $2,842
• Equity at exit: $28,036

10-year hold

• IRR: 7.9%
• Equity multiple: 1.83×
• Total profit: $23,881
• Equity at exit: $32,241

Cash invested: $28,840 (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 74735

• Home prices YoY: -0.1%
• Active inventory: 28
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $119

Break-even live

Break-even rent $901

Max offer price $103,000

Occupancy floor 84%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $103,000 Active 146 DOM
2. 2026-06-17
   days on market $103,000 Active 145 DOM
3. 2026-06-16
   days on market $103,000 Active 144 DOM
4. 2026-06-15
   days on market $103,000 Active 143 DOM
5. 2026-06-13
   days on market $103,000 Active 141 DOM
6. 2026-06-12
   days on market $103,000 Active 140 DOM
7. 2026-06-09
   days on market $103,000 Active 137 DOM
8. 2026-06-08
   days on market $103,000 Active 136 DOM
9. 2026-06-08
   days on market $103,000 Active 135 DOM
10. 2026-06-07
    days on market $103,000 Active 134 DOM
11. 2026-06-04
    days on market $103,000 Active 131 DOM
12. 2026-06-03
    price $103,000 Active 130 DOM
13. 2026-06-02
    days on market $115,000 Active 130 DOM
14. 2026-06-01
    days on market $115,000 Active 129 DOM
15. 2026-05-31
    days on market $115,000 Active 128 DOM
16. 2026-03-31
    price $115,000
17. 2026-01-23
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $12,625
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$515
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,996
• Taxable loss: −$221
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,485/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: Fort Towson
• NCES district ID: 4012300
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $34,759
• Composite: 15.74/100
• National rank: #14326
• State rank: #477 of 513 in OK

Livability — Fort Towson

• Score: 62/100
• State rank: #250
• US rank: #16654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Towson, OK
• Population (ZIP): 2,075

Population outlook (Choctaw County) Hauer SSP2

• Today (2025): 14,744 people
• By 2030: 14,568 · -1.2%
• By 2040: 14,225 · -3.5%
• By 2050: 13,960 · -5.3%
• By 2075: 13,775 · -6.6%
• By 2100: 13,408 · -9.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 16% Two or more races 11% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Choctaw

• 2024 margin: Solid R (+65.4) · D 16.7% · R 82.2% · Other 1.1%
• 2008→2024 swing: -32.0pp toward R · 2008: -33.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+62.0 2016: R+57.9 2012: R+41.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.37%
• Current HPI: 344.316
• 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

-11.5% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $115,000 MLS Technology, Inc.
• 2026-01-23 Listed $130,000 MLS Technology, Inc.

Property tax history

+3.9%/yr

Latest (2025): $125 · +3.3% YoY. Source: county tax records.