7984 Us Highway 70 Hwy · Waurika, OK 73573

$69,900

2 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 20 Days on market

Built 1919 5,489 sqft lot Est $102k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Charming farmhouse-style home conveniently located just off Highway 70 in Waurika! This adorable 2 bed, 1 bath home has been beautifully refreshed and is move-in ready. Updates include a roof that’s only 6 months old, new windows, and fresh paint throughout the entire home. Outside, you’ll find a fenced backyard with a portion featuring privacy fencing, a storm shelter, detached carport, and a workshop perfect for storage, hobbies, or projects. Even better — all appliances stay with the property! Whether you’re looking for a starter home, downsizing, or wanting a cozy place with farmhouse charm, this property is one you won’t want to miss!

Key facts

• Detached carport
• Privacy fencing
• All appliances stay

Tags

• FENCED BACKYARD
• PRIVACY FENCING
• STORM SHELTER
• DETACHED CARPORT
• WORKSHOP
• ALL APPLIANCES STAY

Property features AI

Finance

• Other: Located on the south side of HWY 70
• Financial info: Listing terms accept cash, conventional, FHA or VA; Assumable loan: No; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: No specific parking details provided
• Security: No specific security features listed
• Utilities: Homestead exemption indicated; Water, sewer, and power information not specified
• Home design: Single family residence; One-level; Property faces north; Residential property, existing
• Construction: Aluminum siding; Vinyl siding; Composition roof (new in 2025); Conventional foundation
• Exterior features: Porch; Storage; Workshop; Combination fencing; Below-ground storm shelter

Interior

• Kitchen: Gas range (free‑standing); Gas oven (free‑standing); Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Combination flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Zoned heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Zoned heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $-68 ($-817/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (17.2% below list).
• Meets the 1% rule at list price ($974 rent vs $70k).
• Recommended offer: $58k (17.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#233 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: health & safety C-, employment D, amenities F.
• Waurika (rural): math 27% / reading 27% proficiency, ranked #98 of 270 in OK (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Waurika Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 231 students, 0% FRL); Waurika Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 125 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $70k implies a 677% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $57,871 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.39% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.98%
• DSCR: 1.98
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $101,829
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 N Meridian	0.67mi	2/1.0	1,082 (-3%)	9mo	$70,000	$65	56
416 E C Ave	0.59mi	3/1.5 (+1)	1,197 (+7%)	21mo	$109,000	$91	36

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: 3.8%
• Equity multiple: 1.22×
• Total profit: $4,316
• Equity at exit: $31,430

10-year hold

• IRR: 7.3%
• Equity multiple: 2.11×
• Total profit: $21,772
• Equity at exit: $48,437

Cash invested: $19,572 (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 73573

• Active inventory: 13
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-68

Break-even live

Break-even rent $1,060

Max offer price $57,871

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-48	+0% $-68	+5% $-88	+10% $-108
Rent	-10% $-145	-5% $-107	+0% $-68	+5% $-30	+10% $9
Rate	-1.0pp $-33	-0.5pp $-50	base $-68	+0.5pp $-86	+1.0pp $-105

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $69,900 Active 20 DOM
2. 2026-06-17
   days on market $69,900 Active 19 DOM
3. 2026-06-16
   days on market $69,900 Active 18 DOM
4. 2026-06-15
   days on market $69,900 Active 17 DOM
5. 2026-06-13
   days on market $69,900 Active 15 DOM
6. 2026-06-12
   pricedays on market $69,900 Active 14 DOM
7. 2026-06-09
   days on market $79,000 Active 11 DOM
8. 2026-06-08
   days on market $79,000 Active 10 DOM
9. 2026-06-08
   status $79,000 Active 9 DOM
10. 2026-05-14
    listed $79,000 Active
11. 2011-12-27
    soldstatus $9,000
12. 1996-05-22
    soldstatus $15,000

ⓘ 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: $180 · $15/mo
• Projected year-2 tax: $629 · $52/mo
• Expected delta: +$449/yr (+$37/mo · 249.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $11,683
• − Mortgage interest: −$3,915
• − Property taxes: −$180
• − Insurance: −$5,468
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,033
• Taxable loss: −$1,783
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $-389/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: Waurika
• NCES district ID: 4031980
• Math proficiency: 27% ▼ -2.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $34,412
• Composite: 22.23/100
• National rank: #8149
• State rank: #98 of 270 in OK

Livability — Waurika

• Score: 63/100
• State rank: #233
• US rank: #15979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waurika, OK
• Population (ZIP): 2,356

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 5,922 people
• By 2030: 5,728 · -3.3%
• By 2040: 5,362 · -9.5%
• By 2050: 5,025 · -15.1%
• By 2075: 4,538 · -23.4%
• By 2100: 4,300 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 13% Hispanic / Latino 12% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+71.6) · D 13.4% · R 85.0% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -34.5pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+71.6 2016: R+65.7 2012: R+46.1 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+426.7% since first listed

3 events — show timeline

• 2026-05-14 Listed $79,000 MLSOK
• 2011-12-27 Sold (Public Records) $9,000 Public Records
• 1996-05-22 Sold (Public Records) $15,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $180 · +16.1% YoY. Source: county tax records.