2794 County Street 2790 · Chickasha, OK 73018

$55,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 4 Days on market

Built 1982 0.30 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is selling AS IS WHERE IS. It is in the desirable Pioneer School district. It has great bones on 1/3 of an acre. It just needs updating and TLC. Cash or Conventional Only

Key facts

• 0.3 acre lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 22.7% vs local median 4.8% in Chickasha — 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 66/100 on livability (#117 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pioneer (rural): math 68% / reading 50% proficiency, ranked #2 of 270 in OK (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pioneer Public School (math 68% / reading 50%, grade B-, #15 of 845 statewide, top 2%, 383 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 205 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $32k; list at $55k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $55,000

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 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?
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: 2.54% ✓
• Cap rate: 22.72%
• Cash-on-cash: 58.67%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 57.3%
• Equity multiple: 3.54×
• Total profit: $39,048
• Equity at exit: $8,201

10-year hold

• IRR: 62.2%
• Equity multiple: 7.22×
• Total profit: $95,767
• Equity at exit: $4,755

Cash invested: $15,400 (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 73018

• Home prices YoY: -21.1%
• Active inventory: 205
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $753

Break-even live

Break-even rent $443

Max offer price $55,000

Occupancy floor 41%

Sensitivity live

Price	-10% $784	-5% $769	+0% $753	+5% $737	+10% $722
Rent	-10% $643	-5% $698	+0% $753	+5% $808	+10% $863
Rate	-1.0pp $781	-0.5pp $767	base $753	+0.5pp $739	+1.0pp $724

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2024-04-02
   status Pending
2. 2024-04-01
   status Active
3. 2023-10-24
   historical
4. 2023-10-23
   status Active
5. 2023-10-23
   historical
6. 2023-10-20
   listed $55,000 Active
7. 1999-01-06
   soldstatus $32,500

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$33/yr (+$3/mo · 7.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,752
• − Mortgage interest: −$3,081
• − Property taxes: −$462
• − Insurance: −$275
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$1,600
• Taxable income: $8,654
• Est. tax owed @ 24.0%: −$2,077
• After-tax cash flow: $6,959/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: Pioneer
• NCES district ID: 4024150
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 50% ▼ -16.00%
• Median HH income: $54,562
• Composite: 50.77/100
• National rank: #1811
• State rank: #2 of 270 in OK

Livability — Chickasha

• Score: 66/100
• State rank: #117
• US rank: #11902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grady County · 20,505 people
• City population: 20,505
• Metro: Oklahoma City, OK
• Population (ZIP): 20,505
• Household income: $56,484
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 685.0

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Black 5% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.82%
• Current HPI: 249.6051
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+69.2% since first listed

7 events — show timeline

• 2024-04-02 Pending — MLSOK
• 2024-04-01 Relisted — MLSOK
• 2023-10-24 Listing Removed — MLSOK
• 2023-10-23 Relisted — MLSOK
• 2023-10-23 Listing Removed — MLSOK
• 2023-10-20 Listed $55,000 MLSOK
• 1999-01-06 Sold (Public Records) $32,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $462 · +5.0% YoY. Source: county tax records.