1207 N Meridian St · Waurika, OK 73573

$110,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 23 Days on market

Built 2021 Est $94k · 18% over

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Why this score? — see what drove the C- 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 +23.5/30.0
• DSCR +7.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

4 bedroom 1.5 bath, pool, fenced privacy fenced yard in front and back yard, small shes in back. Asking 110,000 Waurika oklahoma

Key facts

• Fenced privacy
• Fenced yard
• Built 2021

Tags

• FENCED PRIVACY
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $205 ($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 (0.7% below list).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#233 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, employment D, schools F.
• Waurika (rural): math 27% / reading 27% proficiency, ranked #98 of 270 in OK (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $110k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.99% ✗
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $93,564
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 N Ash St	0.14mi	3/2.0	1,375 (+1%)	23mo	$115,000	$84	72
1005 N Meridian	0.19mi	3/1.5	1,200 (-12%)	7mo	$30,000	$25	64
1010 Hillcrest Dr	0.33mi	3/1.5	1,232 (-9%)	16mo	$85,000	$69	54
629 E Florida	0.53mi	3/2.0	1,454 (+7%)	14mo	$85,000	$58	52
612 E Monroe Ave	0.37mi	3/2.0	1,542 (+14%)	20mo	$174,000	$113	43
630 E Florida	0.52mi	3/1.5	1,484 (+9%)	23mo	$72,500	$49	39

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: 14.9%
• Equity multiple: 1.85×
• Total profit: $26,257
• Equity at exit: $49,461

10-year hold

• IRR: 16.6%
• Equity multiple: 3.44×
• Total profit: $75,134
• Equity at exit: $76,225

Cash invested: $30,800 (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 73573

• Active inventory: 13
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $205

Break-even live

Break-even rent $833

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 23 DOM
2. 2026-06-17
   days on market $110,000 Active 22 DOM
3. 2026-06-16
   days on market $110,000 Active 21 DOM
4. 2026-06-15
   days on market $110,000 Active 20 DOM
5. 2026-06-13
   days on market $110,000 Active 18 DOM
6. 2026-06-12
   days on market $110,000 Active 17 DOM
7. 2026-06-09
   days on market $110,000 Active 14 DOM
8. 2026-06-08
   days on market $110,000 Active 13 DOM
9. 2026-06-08
   days on market $110,000 Active 12 DOM
10. 2026-06-07
    days on market $110,000 Active 11 DOM
11. 2026-06-04
    days on market $110,000 Active 8 DOM
12. 2026-06-02
    days on market $110,000 Active 7 DOM
13. 2026-06-01
    days on market $110,000 Active 6 DOM
14. 2026-05-31
    days on market $110,000 Active 5 DOM
15. 2026-05-26
    listed $110,000 Active
16. 1997-08-25
    soldstatus $25,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$567/yr (+$47/mo · 134.0%)

ⓘ 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 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,107
• − Mortgage interest: −$6,162
• − Property taxes: −$423
• − Insurance: −$550
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,200
• Taxable income: $675
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $2,297/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: Waurika
• NCES district ID: 4031980
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $34,412
• Composite: 22.23/100
• National rank: #8149
• State rank: #98 of 270 in OK

Livability — Waurika

• Score: 63/100
• State rank: #233
• US rank: #15979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waurika, OK
• Population (ZIP): 2,356

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 5,922 people
• By 2030: 5,728 · -3.3%
• By 2040: 5,362 · -9.5%
• By 2050: 5,025 · -15.1%
• By 2075: 4,538 · -23.4%
• By 2100: 4,300 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 12% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+71.6) · D 13.4% · R 85.0% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -34.5pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+71.6 2016: R+65.7 2012: R+46.1 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+340.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $110,000 FSBO.com
• 1997-08-25 Sold (Public Records) $25,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $423 · +5.8% YoY. Source: county tax records.