916 E A St · Altus, OK 73521

$79,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 64 Days on market

Built 1955 6,037 sqft lot Est $60k · 34% 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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

2 BEDROOM, 1 BATH, ALL APPLIANCES AND STORAGE SHED STAYS WITH THE PROPERTY. 8 FT CHAIN LINK FENCE, ENCLOSED FRONT SITTING AREA WITH GLASS. HOME HAS THE POTENTIAL TO BE A 3 BEDROOM IF THE ATTIC IS CONVERTED. NICE BLACK METAL ROOF. LARGE PATIO AREA. ADDITIONAL CONCRETE DRIVE FOR PARKING.

Key facts

• Large patio area
• Storage shed
• Black metal roof

Tags

• STORAGE SHED
• CHAIN LINK FENCE
• ENCLOSED FRONT SITTING AREA
• BLACK METAL ROOF
• LARGE PATIO AREA
• ADDITIONAL CONCRETE DRIVE

Property features AI

Finance

• Other: Located in Beasley addition; No storm shelter
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

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

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.7% in Altus — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#151 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Altus (town): math 31% / reading 28% proficiency, ranked #69 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Altus Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 408 students, 0% FRL); Altus Hs (math 21% / reading 26%, grade F, #218 of 447 statewide, top 49%, 921 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 167 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
6. 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?
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: 1.06% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $59,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 E Elm St	0.31mi	2/1.0	925 (+10%)	4mo	$69,000	$75	66
1011 E Sutherland St	0.28mi	2/1.0	770 (-8%)	10mo	$55,000	$71	65
904 N Julian St	0.26mi	2/1.0	781 (-7%)	13mo	$45,000	$58	65
820 E Sycamore Ave	0.07mi	2/1.0	950 (+13%)	23mo	$105,000	$111	56
518 E Commerce St	0.53mi	3/1.0 (+1)	784 (-7%)	5mo	$35,000	$45	55
1038 E Walnut St	0.63mi	2/1.0	923 (+10%)	3mo	$85,000	$92	52
1028 E Walnut St	0.62mi	2/1.0	955 (+14%)	1mo	$65,000	$68	48
1021 E Liveoak St	0.66mi	2/1.0	811 (-4%)	22mo	$64,000	$79	45
1021 E Walnut St	0.59mi	2/1.0	956 (+14%)	16mo	$59,000	$62	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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,607
• Equity at exit: $11,913

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $13,132
• Equity at exit: $6,908

Cash invested: $22,372 (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 73521

• Home prices YoY: -18.4%
• Active inventory: 167
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $178

Break-even live

Break-even rent $620

Max offer price $79,900

Occupancy floor 74%

Sensitivity live

Price	-10% $224	-5% $201	+0% $178	+5% $156	+10% $133
Rent	-10% $112	-5% $145	+0% $178	+5% $212	+10% $245
Rate	-1.0pp $219	-0.5pp $199	base $178	+0.5pp $158	+1.0pp $137

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   status $79,900 Pending 64 DOM
2. 2026-06-18
   days on market $79,900 Active 64 DOM
3. 2026-06-17
   days on market $79,900 Active 63 DOM
4. 2026-06-16
   days on market $79,900 Active 62 DOM
5. 2026-06-15
   days on market $79,900 Active 61 DOM
6. 2026-06-13
   days on market $79,900 Active 59 DOM
7. 2026-06-12
   days on market $79,900 Active 58 DOM
8. 2026-06-09
   days on market $79,900 Active 55 DOM
9. 2026-06-08
   days on market $79,900 Active 54 DOM
10. 2026-06-08
    days on market $79,900 Active 53 DOM
11. 2026-06-07
    remarks 287-char remark
12. 2026-06-07
    pricedays on market $79,900 Active 52 DOM
13. 2026-06-04
    days on market $88,400 Active 49 DOM
14. 2026-06-02
    days on market $88,400 Active 48 DOM
15. 2026-06-01
    days on market $88,400 Active 47 DOM
16. 2026-05-31
    days on market $88,400 Active 46 DOM
17. 2026-04-23
    price $88,400
18. 2026-04-15
    listed $98,500 Active
19. 2022-05-23
    soldstatus $50,000
20. 2018-07-25
    historical
21. 2017-07-25
    listed $68,900

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$271/yr (+$23/mo · 60.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $10,148
• − Mortgage interest: −$4,476
• − Property taxes: −$448
• − Insurance: −$400
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$2,324
• Taxable income: $877
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $1,931/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: Altus
• NCES district ID: 4002850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $40,607
• Composite: 24.91/100
• National rank: #7574
• State rank: #69 of 270 in OK

Livability — Altus

• Score: 65/100
• State rank: #151
• US rank: #13386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altus, OK
• City population: 20,574
• Population (ZIP): 20,352

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 15% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.26%
• Current HPI: 178.7106
• 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

+28.3% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $88,400 MLSOK
• 2026-04-15 Listed $98,500 MLSOK
• 2022-05-23 Sold (Public Records) $50,000 Public Records
• 2018-07-25 Listing Removed — MLSOK
• 2017-07-25 Listed $68,900 MLSOK

Property tax history

+13.2%/yr

Latest (2025): $448 · -0.2% YoY. Source: county tax records.