504 Van Buren Ave · Chattanooga, OK 73528

$129,900

1 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 52 Days on market

Built 2009 0.48 ac lot

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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 +11.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.1/10.0

Listing remarks

This property is ready for its new owners to put your personal touches on it and call it HOME!

Key facts

• 0.48 acre lot
• Garage
• Built 2009

Property features AI

Exterior

• Parking: One covered parking space; One garage space (detached/attached not specified); Open parking available; Circular driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Metal siding; Metal roof; Slab foundation; Built with residential construction materials
• Exterior features: Covered porch; Corner lot; Publicly maintained road access; City street frontage

Interior

• Flooring: Concrete
• Bathrooms: One full bathroom
• Heating & cooling: Has heating; Ceiling fans; Multiple cooling units
• Interior features: Double-pane windows; Concrete floors; Electric water heater
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-54 ($-653/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (27.1% below list).
• Recommended offer: $95k (27.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#160 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Chattanooga (rural): math 15% / reading 25% proficiency, ranked #399 of 513 in OK (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chattanooga Es (math 12% / reading 22%, grade F, #540 of 845 statewide, top 68%, 174 students, 0% FRL); Chattanooga Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 71 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: 4 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($898 loan paydown + $8k appreciation (6.5% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2k; list at $130k implies a 5096% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,743 (27.1% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.05×
• Total profit: $38,022
• Equity at exit: $85,946

10-year hold

• IRR: 15.1%
• Equity multiple: 4.12×
• Total profit: $113,529
• Equity at exit: $159,699

Cash invested: $36,372 (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 73528

• Home prices YoY: 4.2%
• Active inventory: 4
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-54

Break-even live

Break-even rent $1,016

Max offer price $120,281

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-18	+0% $-54	+5% $-91	+10% $-128
Rent	-10% $-129	-5% $-92	+0% $-54	+5% $-17	+10% $20
Rate	-1.0pp $11	-0.5pp $-21	base $-54	+0.5pp $-88	+1.0pp $-122

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $129,900 Active 52 DOM
2. 2026-06-19
   days on market $129,900 Active 50 DOM
3. 2026-06-18
   days on market $129,900 Active 49 DOM
4. 2026-06-17
   days on market $129,900 Active 48 DOM
5. 2026-06-16
   days on market $129,900 Active 47 DOM
6. 2026-06-15
   days on market $129,900 Active 46 DOM
7. 2026-06-14
   days on market $129,900 Active 44 DOM
8. 2026-06-13
   days on market $129,900 Active 43 DOM
9. 2026-06-10
   days on market $129,900 Active 41 DOM
10. 2026-06-09
    days on market $129,900 Active 40 DOM
11. 2026-06-08
    days on market $129,900 Active 39 DOM
12. 2026-06-07
    days on market $129,900 Active 38 DOM
13. 2026-06-05
    days on market $129,900 Active 35 DOM
14. 2026-06-03
    days on market $129,900 Active 34 DOM
15. 2026-06-02
    days on market $129,900 Active 33 DOM
16. 2026-06-01
    days on market $129,900 Active 32 DOM
17. 2026-05-31
    days on market $129,900 Active 31 DOM
18. 2026-05-30
    days on market $129,900 Active 30 DOM
19. 2026-04-29
    listed $129,900 Active
20. 2004-09-29
    soldstatus $2,500

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$358/yr (+$30/mo · 44.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $11,369
• − Mortgage interest: −$7,276
• − Property taxes: −$811
• − Insurance: −$650
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$3,779
• Taxable loss: −$2,966
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $58/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: Chattanooga
• NCES district ID: 4007320
• Math proficiency: 15% ▲ 5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $49,296
• Composite: 21.07/100
• National rank: #13698
• State rank: #399 of 513 in OK

Livability — Chattanooga

• Score: 65/100
• State rank: #160
• US rank: #13598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chattanooga, OK
• Population (ZIP): 605

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Native American 4% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Italian 3% Romanian 2%
• Foreign-born: 0% · South Korea
• Languages at home: 98% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.52%
• Current HPI: 163.2224
• 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

+5096.0% since first listed

2 events — show timeline

• 2026-04-29 Listed $129,900 LBRMLS
• 2004-09-29 Sold (Public Records) $2,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $811 · +11.4% YoY. Source: county tax records.