1618 S David St · Anadarko, OK 73005

$62,500

2 bd · 1.0 ba · 1,008 sqft · Manufactured public records · 173 Days on market

Built 1972 0.31 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Extra charm and curb appeal here! Situated on a quiet street on the edge of Anadarko, this recently renovated 2 bedroom 1 bath house is sure to catch your eye. Completely remodeled, this house features a new roof, new electrical, new flooring, fresh paint, granite countertop as well as a new gas line to supply the house. This cozy home is move in ready and could double as the perfect "investor type" home. Sitting on a quarter acre lot, this property features a big yard, large workshop right of house as well as multiple outbuildings.

Key facts

• Fresh paint
• New flooring
• New electrical

Tags

• RECENTLY RENOVATED
• NEW ROOF
• NEW ELECTRICAL
• NEW FLOORING
• FRESH PAINT
• GRANITE COUNTERTOP

Property features AI

Finance

• Other: Located in Suburban Highland addition
• Financial info: Not assumable; Eligible for financing
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead status indicated
• Home design: Single family residence; One level; East-facing; Residential property
• Construction: Frame construction; Composition roof; Conventional foundation; Built status: Existing
• Exterior features: Outbuildings; Interior lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; No cooling
• Interior features: No fireplace; No built-in appliances listed
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#483 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Anadarko (town): math 12% / reading 14% proficiency, ranked #245 of 270 in OK (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mission Es (math 9% / reading 12%, grade F, #692 of 845 statewide, top 82%, 191 students, 0% FRL); Anadarko Hs (math 12% / reading 12%, grade F, #359 of 447 statewide, top 80%, 409 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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 $5k; list at $62k implies a 1150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.80%
• DSCR: 1.66
• GRM: 6.4

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $3,634
• Equity at exit: $9,319

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $20,919
• Equity at exit: $5,404

Cash invested: $17,500 (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 73005

• Home prices YoY: -3.2%
• Active inventory: 30
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $216

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 69%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Texas Dr Anadarko, OK	3.0	1.0	1023	$820	$0.80	1d	1	0.85mi

Listing history 35 events

1. 2026-06-18
   days on market $62,500 Active 173 DOM
2. 2026-06-17
   days on market $62,500 Active 172 DOM
3. 2026-06-16
   days on market $62,500 Active 171 DOM
4. 2026-06-15
   days on market $62,500 Active 170 DOM
5. 2026-06-13
   days on market $62,500 Active 168 DOM
6. 2026-06-12
   days on market $62,500 Active 167 DOM
7. 2026-06-09
   days on market $62,500 Active 164 DOM
8. 2026-06-08
   days on market $62,500 Active 163 DOM
9. 2026-06-08
   days on market $62,500 Active 162 DOM
10. 2026-06-07
    days on market $62,500 Active 161 DOM
11. 2026-06-04
    days on market $62,500 Active 158 DOM
12. 2026-06-02
    days on market $62,500 Active 157 DOM
13. 2026-06-01
    days on market $62,500 Active 156 DOM
14. 2026-05-31
    days on market $62,500 Active 155 DOM
15. 2026-03-30
    status Active
16. 2026-03-11
    status Pending
17. 2025-12-08
    listed $62,500 Active
18. 2025-10-03
    status Active
19. 2024-12-31
    historical
20. 2024-08-14
    status Pending
21. 2024-07-19
    price $54,990
22. 2024-06-17
    price $60,000
23. 2024-06-17
    status Active
24. 2024-03-19
    status Pending
25. 2024-03-19
    status Active
26. 2024-02-14
    status Pending
27. 2024-01-07
    price $64,999
28. 2023-10-06
    price $69,980
29. 2023-07-28
    price $78,000
30. 2023-06-22
    price $82,000
31. 2023-06-10
    listed $90,000 Active
32. 2023-06-08
    historical
33. 2023-06-01
    listed $90,000 Active
34. 2022-10-03
    soldstatus $5,000 Closed
35. 2022-04-03
    listed $15,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $9,840
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$1,818
• Taxable income: $1,696
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,183/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: Anadarko
• NCES district ID: 4003000
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 14% ▼ -11.00%
• Median HH income: $34,887
• Composite: 10.66/100
• National rank: #9772
• State rank: #245 of 270 in OK

Livability — Anadarko

• Score: 57/100
• State rank: #483
• US rank: #22161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anadarko, OK
• Population (ZIP): 7,760

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.85)
• Race & ethnicity: White 34% Native American 34% Two or more races 18% Hispanic / Latino 16% Black 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.47%
• Current HPI: 134.1528
• 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

+316.7% since first listed

21 events — show timeline

• 2026-03-30 Relisted — MLSOK
• 2026-03-11 Pending — MLSOK
• 2025-12-08 Listed $62,500 MLSOK
• 2025-10-03 Relisted — MLSOK
• 2024-12-31 Listing Removed — MLSOK
• 2024-08-14 Pending — MLSOK
• 2024-07-19 Price Changed $54,990 MLSOK
• 2024-06-17 Price Changed $60,000 MLSOK
• 2024-06-17 Relisted — MLSOK
• 2024-03-19 Pending — MLSOK
• 2024-03-19 Relisted — MLSOK
• 2024-02-14 Pending — MLSOK
• 2024-01-07 Price Changed $64,999 MLSOK
• 2023-10-06 Price Changed $69,980 MLSOK
• 2023-07-28 Price Changed $78,000 MLSOK
• 2023-06-22 Price Changed $82,000 MLSOK
• 2023-06-10 Listed $90,000 MLSOK
• 2023-06-08 Listing Removed — MLSOK
• 2023-06-01 Listed $90,000 MLSOK
• 2022-10-03 Sold (MLS) $5,000 MLSOK
• 2022-04-03 Listed $15,000 MLSOK

Property tax history

+0.0%/yr

Latest (2018): $71 · +0.0% YoY. Source: county tax records.