1016 E Pecan St · Altus, OK 73521

$79,900

3 bd · 1.0 ba · 1,213 sqft · SingleFamily public records · 91 Days on market

Built 1955 7,954 sqft lot Est $119k · 33% under ↓ 17% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This easy-care 3-bedroom, 2-bath home offers a no-carpet interior and low-maintenance living, conveniently located just minutes from the hospital and only 5 minutes from Altus Air Force Base. Durable tile and vinyl plank flooring run throughout the home, making cleaning simple and tenant turnover a breeze. Recent improvements include brand-new plumbing, new windows in the primary bedroom, and a new roof installed in 2024, providing long-term peace of mind. The spacious backyard is fully fenced with added privacy fencing along one side, perfect for relaxing or entertaining. Outdoor features also include a small storage shed, fruit tree, garden bed, and a welcoming front porch. Inside, the re

Key facts

• Brand new plumbing
• Vinyl plank flooring
• New roof

Tags

• DURABLE TILE FLOORING
• VINYL PLANK FLOORING
• BRAND NEW PLUMBING
• NEW WINDOWS
• NEW ROOF
• FULLY FENCED BACKYARD

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$118,874) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.7% in Altus — 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 65/100 on livability (#151 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Altus (town): math 31% / reading 28% proficiency, ranked #69 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Altus Primary School (436 students, 0% FRL); Altus Hs (math 21% / reading 26%, grade F, #218 of 447 statewide, top 49%, 921 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 165 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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. 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 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?
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: 1.40% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.28%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $118,874
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 E Pecan St	0.00mi	3/2.0	1,213 (0%)	1mo	$79,900	$66	95
1109 Chestnut St	0.21mi	2/1.0 (-1)	1,200 (-1%)	6mo	$53,000	$44	79
915 E Hickory St	0.12mi	3/2.0	1,111 (-8%)	2mo	$117,000	$105	74
1020 E Walnut St	0.15mi	3/2.0	1,300 (+7%)	7mo	$150,000	$115	71
1017 Coe St	0.55mi	3/1.5	1,233 (+2%)	1mo	$115,000	$93	69
502 N Jackson St	0.73mi	3/1.0	1,216 (+0%)	4mo	$83,500	$69	62
1412 Glenda St	0.73mi	3/1.0	1,204 (-1%)	4mo	$117,400	$98	62
1120 Burns St	0.51mi	3/1.5	1,073 (-12%)	1mo	$109,000	$102	54
913 Hairston St	0.73mi	3/1.5	1,243 (+2%)	8mo	$125,000	$101	53
1019 E Elm St	0.49mi	3/2.0	1,365 (+12%)	1mo	$111,000	$81	52
1017 E Loyadell St	0.49mi	3/1.5	1,080 (-11%)	8mo	$80,000	$74	50
1101 George St	0.66mi	2/1.0 (-1)	1,082 (-11%)	6mo	$127,000	$117	41

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: 13.8%
• Equity multiple: 1.55×
• Total profit: $12,302
• Equity at exit: $11,913

10-year hold

• IRR: 22.6%
• Equity multiple: 2.93×
• Total profit: $43,163
• Equity at exit: $6,908

Cash invested: $22,372 (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 73521

• Home prices YoY: -18.4%
• Active inventory: 165
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $397

Break-even live

Break-even rent $619

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-06
   status Pending
2. 2026-03-04
   price $79,900
3. 2026-01-02
   listed $85,000 Active
4. 2025-12-09
   historical
5. 2025-10-17
   status Active
6. 2025-10-11
   status Pending
7. 2025-10-01
   price $89,500
8. 2025-08-28
   price $92,000
9. 2025-08-06
   listed $96,000 Active

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$282/yr (+$24/mo · 64.6%)

ⓘ 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 (unshaded) · 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 3/10 Moderate 4% 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: $13,451
• − Mortgage interest: −$4,476
• − Property taxes: −$437
• − Insurance: −$400
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,324
• Taxable income: $3,662
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $3,883/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: Altus
• NCES district ID: 4002850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $40,607
• Composite: 24.91/100
• National rank: #7574
• State rank: #69 of 270 in OK

Livability — Altus

• Score: 65/100
• State rank: #151
• US rank: #13386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altus, OK
• City population: 20,574
• Population (ZIP): 20,352

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 15% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.26%
• Current HPI: 178.7106
• 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

-16.8% since first listed

9 events — show timeline

• 2026-04-06 Pending — MLSOK
• 2026-03-04 Price Changed $79,900 MLSOK
• 2026-01-02 Listed $85,000 MLSOK
• 2025-12-09 Listing Removed — MLSOK
• 2025-10-17 Relisted — MLSOK
• 2025-10-11 Pending — MLSOK
• 2025-10-01 Price Changed $89,500 MLSOK
• 2025-08-28 Price Changed $92,000 MLSOK
• 2025-08-06 Listed $96,000 MLSOK

Property tax history

+3.4%/yr

Latest (2025): $437 · +4.8% YoY. Source: county tax records.