None · Frederick, OK 73542

$160,000

3 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 13 Days on market

Built 1965 7,000 sqft lot Est $144k · 11% over

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Why this score? — see what drove the D- 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 +13.7/30.0
• DSCR +4.1/10.0
• Appreciation +3.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• ARV discount +2.6/15.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover a lifestyle of comfort and convenience at 1320 N 12th ST, Frederick OK 73542. Built in 1965, this single-family residence offers a unique opportunity to own a piece of Frederick's charm, meticulously maintained for its next chapter. The residence features three thoughtfully designed bedrooms, each providing a private retreat for relaxation and personal space. Beyond the living quarters, a generous three-car garage provides ample space for vehicles, storage, or even a dedicated workshop, catering to a variety of needs and hobbies. This property presents an exceptional opportunity to embrace a vibrant lifestyle in Frederick.

Key facts

• 7,000 sq ft lot
• 3 garage spots
• Built 1965

Property features AI

Finance

• Other: Directions: From Highway 183 turn onto Josephine Ave, then turn right onto 12th Street; it is the first driveway on the left.
• Financial info: Loan qualification: yes; Assumable: no
• HOA & community: No mandatory association dues

Exterior

• Parking: 3-car garage
• Utilities: No flood insurance requirement indicated
• Home design: Single-family residential; One story; Existing property
• Construction: Frame construction; Shingle roof; Post-tension foundation; Built status: existing
• Exterior features: Workshop; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One-level living; Living area approximately 1,534 (per plans); No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $13 ($150/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 $120k (25.0% below list).
• Recommended offer: $120k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#304 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Frederick (town): math 41% / reading 28% proficiency, ranked #46 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Frederick Es (math 57% / reading 27%, grade F, #84 of 845 statewide, top 11%, 386 students, 0% FRL); Frederick Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 174 students, 0% FRL); Frederick Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 250 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $119,936 (25.0% below list)

Questions for the listing agent

1. Built in 1965 — 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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $144,196
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1612 Melissa St	0.40mi	3/1.0	1,500 (-2%)	23mo	$125,825	$84	59
1415 Cindy St	0.38mi	3/2.0	1,700 (+11%)	2mo	$159,000	$94	58
917 N 10th St	0.35mi	3/3.0	1,400 (-9%)	14mo	$95,000	$68	50
1523 Cindy St	0.40mi	2/2.0 (-1)	1,700 (+11%)	18mo	$133,000	$78	39
521 N 16th St	0.61mi	3/2.0	1,700 (+11%)	17mo	$192,000	$113	35
707 N 18th St	0.59mi	2/2.0 (-1)	1,324 (-14%)	12mo	$150,000	$113	30

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-25,216
• Equity at exit: $23,857

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-21,283
• Equity at exit: $13,834

Cash invested: $44,800 (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 73542

• Home prices YoY: -2.0%
• Active inventory: 31
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $13

Break-even live

Break-even rent $1,184

Max offer price $160,000

Occupancy floor 94%

Sensitivity live

Price	-10% $103	-5% $58	+0% $13	+5% $-33	+10% $-269
Rent	-10% $-82	-5% $-35	+0% $13	+5% $60	+10% $107
Rate	-1.0pp $93	-0.5pp $53	base $13	+0.5pp $-29	+1.0pp $-71

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $160,000 Active 13 DOM
2. 2026-06-21
   days on market $160,000 Active 12 DOM
3. 2026-06-18
   days on market $160,000 Active 10 DOM
4. 2026-06-17
   days on market $160,000 Active 9 DOM
5. 2026-06-16
   days on market $160,000 Active 8 DOM
6. 2026-06-15
   days on market $160,000 Active 7 DOM
7. 2026-06-13
   days on market $160,000 Active 5 DOM
8. 2026-06-12
   days on market $160,000 Active 4 DOM
9. 2026-06-09
   remarks 639-char remark
10. 2026-06-09
    listed $160,000 Active 1 DOM

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$1,089/yr (+$91/mo · 310.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,392
• − Mortgage interest: −$8,962
• − Property taxes: −$351
• − Insurance: −$800
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,655
• Taxable loss: −$2,678
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $793/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: Frederick
• NCES district ID: 4012150
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $34,495
• Composite: 28.52/100
• National rank: #6735
• State rank: #46 of 270 in OK

Livability — Frederick

• Score: 61/100
• State rank: #304
• US rank: #17869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frederick, OK
• Population (ZIP): 4,167

Population outlook (Tillman County) Hauer SSP2

• Today (2025): 6,949 people
• By 2030: 6,737 · -3.1%
• By 2040: 6,402 · -7.9%
• By 2050: 6,364 · -8.4%
• By 2075: 7,335 · +5.6%
• By 2100: 9,166 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 13% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% European 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Tillman

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -23.8pp toward R · 2008: -35.6pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.6 2016: R+47.6 2012: R+33.4 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.32%
• Current HPI: 159.0458
• 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

1 event — show timeline

• 2026-06-05 Listed $160,000 MLSOK

Property tax history

+4.9%/yr

Latest (2025): $351 · -2.0% YoY. Source: county tax records.