206 S 6th St · Davis, OK 73030

$105,000

2 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 6 Days on market

Built 2013 7,031 sqft lot Est $142k · 26% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

206 South 6th Street, Davis, OK

Key facts

• 7,031 sq ft lot
• Garage
• Built 2013

Property features AI

Finance

• Other: Listing occupied: No; Listing status: Active
• Financial info: Not assumable; Loan qualification does not apply
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead eligible
• Home design: Single family residence; One story; Residential property; Entry level: One
• Construction: Frame construction; Metal roof; Slab foundation; Built (existing)
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Other cooling
• Interior features: One living area; No fireplace; Existing property (one level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $103k (2.2% below list).
• Recommended offer: $103k (2.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#392 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Davis (town): math 20% / reading 29% proficiency, ranked #112 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Davis Es (math 37% / reading 22%, grade F, #255 of 845 statewide, top 35%, 373 students, 0% FRL); Davis Hs (math 15% / reading 34%, grade F, #145 of 447 statewide, top 33%, 234 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 76 active listings in the ZIP; 20 units permitted in Murray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Murray County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $105k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $102,646 (2.2% 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 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $141,752
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 S 3rd	0.25mi	3/2.0 (+1)	1,248 (+2%)	8mo	$136,000	$109	73
1201 E Atlanta Ave	0.38mi	3/1.0 (+1)	1,298 (+6%)	4mo	$150,000	$116	60
1106 E Atlanta Ave	0.35mi	3/1.5 (+1)	1,134 (-7%)	10mo	$126,000	$111	57
401 S 4th St Cor	0.22mi	3/2.5 (+1)	1,385 (+13%)	5mo	$145,000	$105	57
1101 E Hanna Ave	0.31mi	3/2.0 (+1)	1,399 (+14%)	1mo	$246,000	$176	56
309 S C St	0.59mi	3/2.0 (+1)	1,200 (-2%)	13mo	$179,000	$149	54
501 W Hanna	0.73mi	3/1.0 (+1)	1,068 (-13%)	21mo	$137,650	$129	18

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $67,342
• Equity at exit: $94,592

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $190,240
• Equity at exit: $203,992

Cash invested: $29,400 (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 73030

• Home prices YoY: 16.3%
• Active inventory: 76
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $160

Break-even live

Break-even rent $824

Max offer price $105,000

Occupancy floor 79%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $105,000 Pending 6 DOM
2. 2026-06-08
   days on market $105,000 Active 6 DOM
3. 2026-06-07
   days on market $105,000 Active 5 DOM
4. 2026-06-02
   remarks 32-char remark
5. 2026-06-02
   listed $105,000 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: $679 · $57/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$266/yr (+$22/mo · 39.2%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $12,318
• − Mortgage interest: −$5,882
• − Property taxes: −$679
• − Insurance: −$525
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$3,055
• Taxable income: $207
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,870/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: Davis
• NCES district ID: 4009510
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $44,908
• Composite: 21.12/100
• National rank: #8436
• State rank: #112 of 270 in OK

Livability — Davis

• Score: 59/100
• State rank: #392
• US rank: #20182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davis, OK
• Population (ZIP): 4,359

Population outlook (Murray County) Hauer SSP2

• Today (2025): 14,976 people
• By 2030: 15,487 · +3.4%
• By 2040: 16,455 · +9.9%
• By 2050: 17,308 · +15.6%
• By 2075: 19,421 · +29.7%
• By 2100: 20,335 · +35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Iranian 1% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 2.0%
• 2008→2024 swing: -21.0pp toward R · 2008: -40.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+58.6 2016: R+55.9 2012: R+40.1 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.17%
• Current HPI: 393.0172
• 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

+81.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $105,000 MLSOK
• 2011-02-15 Sold (Public Records) $58,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $679 · +2.3% YoY. Source: county tax records.