607 Choctaw · Rush Springs, OK 73082

$134,000

3 bd · 1.0 ba · 1,401 sqft · SingleFamily public records · 83 Days on market

Built 1945 8,750 sqft lot

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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 +18.1/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Looking to test out your flipping capabilities with a great 1400 sq. ft home? Well, this is the ideal place to start! Home is gutted down to studs, the bones are good, and opportunities are endless! It is framed and plumbed as a 3-bedroom 1-bathroom with living room, kitchen, dining, and laundry room. It has original hardwood floors. Across the street from the elementary school. Outside is a large storm shelter and partial fencing in the yard. Could be framed differently to add a bedroom! Home is ready for you to hit your Pinterest board for inspiration!

Key facts

• Upgraded plumbing
• Extensive upgrades
• New electrical

Tags

• REMODELED HOME
• EXTENSIVE UPGRADES
• NEW ELECTRICAL
• UPGRADED PLUMBING
• HEAVILY INSULATED WALLS
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Lot under 1 acre (approx. 175 x 50); Located on a one-way street (west to east)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Frame construction
• Exterior features: Composition roof

Interior

• Kitchen: Electric range; Electric oven
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric central heating
• Interior features: Hardwood flooring; Electric range; Electric oven; Central air conditioning; Electric central heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $115k (14.3% below list).
• Recommended offer: $115k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#224 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Rush Springs (rural): math 14% / reading 25% proficiency, ranked #181 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rush Springs Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 244 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 34 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($926 loan paydown + $13k appreciation (9.6% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $27k; list at $134k implies a 396% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $114,828 (14.3% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $57,441
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 N Hampton St	0.18mi	2/1.0 (-1)	1,234 (-12%)	23mo	$50,000	$41	48
401 S 1st	0.56mi	2/1.0 (-1)	1,196 (-15%)	12mo	$44,000	$37	35

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

Projected returns pro-forma

9.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.04×
• Total profit: $76,660
• Equity at exit: $116,679

10-year hold

• IRR: 23.0%
• Equity multiple: 6.83×
• Total profit: $218,751
• Equity at exit: $247,446

Cash invested: $37,520 (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 73082

• Home prices YoY: 3.0%
• Active inventory: 34
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $118

Break-even live

Break-even rent $998

Max offer price $134,000

Occupancy floor 85%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $134,000 Active 83 DOM
2. 2026-06-17
   days on market $134,000 Active 82 DOM
3. 2026-06-16
   days on market $134,000 Active 81 DOM
4. 2026-06-15
   days on market $134,000 Active 80 DOM
5. 2026-06-13
   days on market $134,000 Active 78 DOM
6. 2026-06-12
   days on market $134,000 Active 77 DOM
7. 2026-06-09
   days on market $134,000 Active 74 DOM
8. 2026-06-08
   days on market $134,000 Active 73 DOM
9. 2026-06-08
   days on market $134,000 Active 72 DOM
10. 2026-06-05
    days on market $134,000 Active 70 DOM
11. 2026-06-04
    days on market $134,000 Active 68 DOM
12. 2026-06-02
    days on market $134,000 Active 67 DOM
13. 2026-06-01
    days on market $134,000 Active 66 DOM
14. 2026-05-31
    days on market $134,000 Active 65 DOM
15. 2026-04-20
    price $134,000
16. 2026-03-26
    listed $139,000 Active
17. 2022-10-24
    soldstatus $27,000 Closed 562-char remark

    Show marketing remark (562 chars)

    Looking to test out your flipping capabilities with a great 1400 sq. ft home? Well, this is the ideal place to start! Home is gutted down to studs, the bones are good, and opportunities are endless! It is framed and plumbed as a 3-bedroom 1-bathroom with living room, kitchen, dining, and laundry room. It has original hardwood floors. Across the street from the elementary school. Outside is a large storm shelter and partial fencing in the yard. Could be framed differently to add a bedroom! Home is ready for you to hit your Pinterest board for inspiration!

18. 2022-09-26
    status Pending 562-char remark

    Show marketing remark (562 chars)

    Looking to test out your flipping capabilities with a great 1400 sq. ft home? Well, this is the ideal place to start! Home is gutted down to studs, the bones are good, and opportunities are endless! It is framed and plumbed as a 3-bedroom 1-bathroom with living room, kitchen, dining, and laundry room. It has original hardwood floors. Across the street from the elementary school. Outside is a large storm shelter and partial fencing in the yard. Could be framed differently to add a bedroom! Home is ready for you to hit your Pinterest board for inspiration!

19. 2022-09-22
    listed $30,000 Active 562-char remark

    Show marketing remark (562 chars)

    Looking to test out your flipping capabilities with a great 1400 sq. ft home? Well, this is the ideal place to start! Home is gutted down to studs, the bones are good, and opportunities are endless! It is framed and plumbed as a 3-bedroom 1-bathroom with living room, kitchen, dining, and laundry room. It has original hardwood floors. Across the street from the elementary school. Outside is a large storm shelter and partial fencing in the yard. Could be framed differently to add a bedroom! Home is ready for you to hit your Pinterest board for inspiration!

20. 2020-05-04
    soldstatus $10,500 Sold 292-char remark

    Show marketing remark (292 chars)

    Looking to test out your flipping capabilities with a great 1400 sq. ft home!? Well this is the ideal place to start! Home has already been gutted and is ready for your to hit your pinterest board for inspiration. 3 Bedrooms, 1 full bathroom, the bones are good and opportunities are endless!

21. 2020-04-09
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Looking to test out your flipping capabilities with a great 1400 sq. ft home!? Well this is the ideal place to start! Home has already been gutted and is ready for your to hit your pinterest board for inspiration. 3 Bedrooms, 1 full bathroom, the bones are good and opportunities are endless!

22. 2020-03-16
    status Active 292-char remark

    Show marketing remark (292 chars)

    Looking to test out your flipping capabilities with a great 1400 sq. ft home!? Well this is the ideal place to start! Home has already been gutted and is ready for your to hit your pinterest board for inspiration. 3 Bedrooms, 1 full bathroom, the bones are good and opportunities are endless!

23. 2020-02-27
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Looking to test out your flipping capabilities with a great 1400 sq. ft home!? Well this is the ideal place to start! Home has already been gutted and is ready for your to hit your pinterest board for inspiration. 3 Bedrooms, 1 full bathroom, the bones are good and opportunities are endless!

24. 2019-10-04
    listed $14,000 Active 292-char remark

    Show marketing remark (292 chars)

    Looking to test out your flipping capabilities with a great 1400 sq. ft home!? Well this is the ideal place to start! Home has already been gutted and is ready for your to hit your pinterest board for inspiration. 3 Bedrooms, 1 full bathroom, the bones are good and opportunities are endless!

25. 2002-11-04
    soldstatus $9,000
26. 2002-10-22
    soldstatus $17,500

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $1,206 · $100/mo
• Expected delta: +$844/yr (+$70/mo · 233.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,779
• − Mortgage interest: −$7,506
• − Property taxes: −$362
• − Insurance: −$670
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,898
• Taxable loss: −$862
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,628/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: Rush Springs
• NCES district ID: 4026550
• Math proficiency: 14% ▼ -16.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,999
• Composite: 16.31/100
• National rank: #9211
• State rank: #181 of 270 in OK

Livability — Rush Springs

• Score: 63/100
• State rank: #224
• US rank: #15766

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: Rush Springs, OK
• Population (ZIP): 2,836

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 2% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 9.59%
• Current HPI: 331.627
• 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

+665.7% since first listed

12 events — show timeline

• 2026-04-20 Price Changed $134,000 DAOR
• 2026-03-26 Listed $139,000 DAOR
• 2022-10-24 Sold (MLS) $27,000 MLSOK
• 2022-09-26 Pending — MLSOK
• 2022-09-22 Listed $30,000 MLSOK
• 2020-05-04 Sold (MLS) $10,500 MLSOK
• 2020-04-09 Pending — MLSOK
• 2020-03-16 Relisted — MLSOK
• 2020-02-27 Pending — MLSOK
• 2019-10-04 Listed $14,000 MLSOK
• 2002-11-04 Sold (Public Records) $9,000 Public Records
• 2002-10-22 Sold (Public Records) $17,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $362 · +7.7% YoY. Source: county tax records.