364 S Springfield · Welch, OK 74369

$99,500

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 7 Days on market

Built 1960 0.37 ac lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.9/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a CUTE and AFFORDABLE place to call home? Tired of paying RENT?! This 3 bedroom, 1 bath home could be the perfect fit! Situated on 2 lots in the quaint town of Welch, this property offers character, space and lots of recent updates. Features include, above ground swimming pool, some original hardwood flooring, fresh interior and exterior paint, a newer hot water tank, fencing, exterior doors and almost all new ductwork. Whether you're a first-time buyer or looking to downsize, this home is full of potential and value.

Key facts

• Fencing
• Newer hot water tank
• Fresh interior paint

Tags

• ABOVE GROUND SWIMMING POOL
• ORIGINAL HARDWOOD FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEWER HOT WATER TANK
• FENCING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Shed(s); Above-ground pool; Mature trees; Decorative and barbed wire fencing; No other exterior features listed

Interior

• Kitchen: Oven; Range
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Storm windows; Ceiling fan(s); Laminate counters; Electric oven and range connections
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 58/100 on livability (#445 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Welch (rural): math 30% / reading 30% proficiency, ranked #251 of 513 in OK (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($688 loan paydown + $2k appreciation (1.9% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $100k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $52,416
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 W 1st Ave	0.42mi	3/1.0	1,407 (-3%)	17mo	$50,000	$36	60

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

Projected returns pro-forma

1.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.85×
• Total profit: $23,731
• Equity at exit: $38,644

10-year hold

• IRR: 18.4%
• Equity multiple: 3.42×
• Total profit: $67,363
• Equity at exit: $55,190

Cash invested: $27,860 (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 74369

• Home prices YoY: 0.6%
• Active inventory: 4
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $275

Break-even live

Break-even rent $757

Max offer price $99,500

Occupancy floor 70%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-21
   listed $99,500 Active
2. 1998-04-02
   soldstatus $29,500

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$477/yr (+$40/mo · 114.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,261
• − Mortgage interest: −$5,574
• − Property taxes: −$418
• − Insurance: −$498
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,895
• Taxable income: $1,756
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,878/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: Welch
• NCES district ID: 4032190
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $45,146
• Composite: 28.57/100
• National rank: #12067
• State rank: #251 of 513 in OK

Livability — Welch

• Score: 58/100
• State rank: #445
• US rank: #21323

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welch, OK
• Population (ZIP): 1,729

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Native American 17% Two or more races 10% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Portuguese 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.89%
• Current HPI: 322.6557
• 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

+237.3% since first listed

2 events — show timeline

• 2026-05-21 Listed $99,500 MLS Technology, Inc.
• 1998-04-02 Sold (Public Records) $29,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $418 · +3.7% YoY. Source: county tax records.