208 N James St · Guymon, OK 73942

$140,000

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 2 Days on market

Built 1960 8,400 sqft lot Est $112k · 25% over

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Why this score? — see what drove the F 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 +9.9/30.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 4-bedroom, 1-bath home, listed at just $140,000 and ready for its new owner! This property offers plenty of space and potential, making it an excellent opportunity for first-time homebuyers, growing families, or investors looking for their next project. The main level features 2 bedrooms, 1 bathroom, and comfortable living spaces, while the basement includes 2 additional bedrooms, a second living room, and a bonus room that could be used as an office, playroom, hobby room, or additional storage. Outside, you'll find a large backyard with plenty of room for entertaining, gardening, or family activities, along with the convenience of a one-car garage. Whether you're looking fo

Key facts

• Second living room
• Large backyard
• Bonus room

Tags

• LARGE BACKYARD
• BONUS ROOM
• SECOND LIVING ROOM

Property features AI

Exterior

• Parking: 2 total parking spaces; 1 covered space; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer and vinyl siding; Concrete perimeter foundation
• Exterior features: Private yard; Porch; Fenced yard; Composition roof

Interior

• Kitchen: Gas range
• Flooring: Carpet; Laminate; Vinyl
• Heating & cooling: Natural gas heating; Wall/window cooling units
• Interior features: Finished basement; Gas water heater
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (29.1% below list).
• Recommended offer: $99k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% in Guymon — 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 74/100 on livability (#14 in OK, #4,559 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Guymon (town): math 24% / reading 18% proficiency, ranked #153 of 270 in OK (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 4 units permitted in Texas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Texas County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $140k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $99,271 (29.1% 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $112,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 N Canyon	0.53mi	2/1.0 (-1)	976 (+12%)	9mo	$125,000	$128	43

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-28,346
• Equity at exit: $20,874

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-32,092
• Equity at exit: $12,105

Cash invested: $39,200 (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 73942

• Active inventory: 45
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-88

Break-even live

Break-even rent $1,104

Max offer price $124,422

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-49	+0% $-88	+5% $-128	+10% $-167
Rent	-10% $-167	-5% $-127	+0% $-88	+5% $-49	+10% $-10
Rate	-1.0pp $-18	-0.5pp $-53	base $-88	+0.5pp $-124	+1.0pp $-161

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   statusdays on market $140,000 Pending 2 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $140,000 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: $959 · $80/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$301/yr (+$25/mo · 31.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,913
• − Mortgage interest: −$7,842
• − Property taxes: −$959
• − Insurance: −$700
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$4,073
• Taxable loss: −$3,567
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $-202/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: Guymon
• NCES district ID: 4013590
• Math proficiency: 24% ▼ -3.00%
• Reading proficiency: 18% ▼ -6.00%
• Median HH income: $48,487
• Composite: 18.63/100
• National rank: #8894
• State rank: #153 of 270 in OK

Livability — Guymon

• Score: 74/100
• State rank: #14
• US rank: #4559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guymon, OK
• Population (ZIP): 13,659

Population outlook (Texas County) Hauer SSP2

• Today (2025): 22,936 people
• By 2030: 23,733 · +3.5%
• By 2040: 25,578 · +11.5%
• By 2050: 27,732 · +20.9%
• By 2075: 32,511 · +41.7%
• By 2100: 35,649 · +55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% White 31% Two or more races 21% Black 6% Native American 5% Asian 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 28% · Canada
• Languages at home: 51% English-only · Spanish 42% Tagalog/Filipino 2% Arabic 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+67.7) · D 15.2% · R 83.0% · Other 1.8%
• 2008→2024 swing: +2.8pp toward D · 2008: -70.5pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+65.4 2016: R+65.2 2012: R+70.4 2008: R+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.70%
• Current HPI: 150.7505
• 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

+97.2% since first listed

3 events — show timeline

• 2026-06-04 Listed $140,000 GardenMLS
• 2015-11-24 Sold (Public Records) $68,000 Public Records
• 2006-08-02 Sold (Public Records) $71,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $959 · +11.1% YoY. Source: county tax records.