1106 E Jasmine Ave · Frederick, OK 73542

$121,000

2 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 24 Days on market

Built 1980 6,808 sqft lot Est $124k · at est.

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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 +17.2/30.0
• ARV discount +8.6/15.0
• DSCR +5.3/10.0
• 1% rule +3.6/10.0
• Appreciation +3.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well-maintained brick home featuring 3 bedrooms and 1.5 bathrooms, situated on a spacious lot in an established neighborhood. The property offers excellent curb appeal with recently updated landscaping and a clean, inviting exterior, Conveniently located near an area of new residential development, this home combines the charm of a settled neighborhood with the growth and investment happening nearby. The seller has taken pride in ownership and has addressed maintenance and repair items that could potentially delay financing or closing, giving buyers added peace of mind. Inside, the home is move-in ready and offers the perfect opportunity to add your own personal style with y

Key facts

• Move-in ready
• Inviting exterior
• Spacious lot

Tags

• BRICK HOME
• SPACIOUS LOT
• UPDATED LANDSCAPING
• INVITING EXTERIOR
• ESTABLISHED NEIGHBORHOOD
• MOVE-IN READY

Property features AI

Exterior

• Parking: 3 total parking spaces; 2-car garage with rear-facing garage and automatic opener; 1-car carport (covered)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level; Brick veneer
• Construction: Built with brick veneer; Composition roof; Slab foundation
• Exterior features: Chain-link fencing; Workshop; Public-maintained road access; City street frontage

Interior

• Kitchen: Oven; Range hood
• Flooring: Ceramic tile; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Fireplace heating; Central air; Attic fan; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Double-pane windows; Wood-burning fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $85 ($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 $104k (14.1% below list).
• Recommended offer: $104k (14.1% 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 $837 of loan paydown is wiped out by about $4k 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

• It's been on market 24 days — a 2% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

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 $103,889 (14.1% below list)

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. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $124,098
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 Circle Dr	0.14mi	3/2.0 (+1)	1,600 (+1%)	3mo	$89,900	$56	85
521 N 16th St	0.31mi	3/2.0 (+1)	1,700 (+7%)	17mo	$192,000	$113	55
707 E Grand Ave	0.45mi	3/2.0 (+1)	1,700 (+7%)	10mo	$100,600	$59	54
1415 Cindy St	0.65mi	3/2.0 (+1)	1,700 (+7%)	2mo	$159,000	$94	52
1523 Cindy St	0.72mi	2/2.0	1,700 (+7%)	18mo	$133,000	$78	40

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-14,217
• Equity at exit: $18,041

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-5,568
• Equity at exit: $10,462

Cash invested: $33,880 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $85

Break-even live

Break-even rent $931

Max offer price $121,000

Occupancy floor 87%

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   status $121,000 Pending 24 DOM
2. 2026-06-08
   days on market $121,000 Active 24 DOM
3. 2026-06-08
   days on market $121,000 Active 23 DOM
4. 2026-06-07
   days on market $121,000 Active 22 DOM
5. 2026-06-04
   days on market $121,000 Active 19 DOM
6. 2026-06-02
   days on market $121,000 Active 18 DOM
7. 2026-06-01
   days on market $121,000 Active 17 DOM
8. 2026-05-31
   days on market $121,000 Active 16 DOM
9. 2026-05-14
   listed $121,000 Active

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$484/yr (+$40/mo · 80.0%)

ⓘ 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 2/10 Low
• 🌡 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: $12,467
• − Mortgage interest: −$6,778
• − Property taxes: −$605
• − Insurance: −$605
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$3,520
• Taxable loss: −$1,036
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,273/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

• 2026-05-14 Listed $121,000 LBRMLS

Property tax history

+2.4%/yr

Latest (2025): $605 · +26.8% YoY. Source: county tax records.