406 Pine St · Frederick, OK 73542

$99,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 55 Days on market

Built 1955 5,500 sqft 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Appreciation +3.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEW , NEW, NEW this home was striped to the studs and brought back to life new floors new HVAC, new hot water tank new paint new appliances new windows call Me Jim Ard ton schedual your privet showing

Key facts

• 5,500 sq ft lot
• Parking
• Built 1955

Property features AI

Exterior

• Parking: 1 parking space (covered); 1-car carport; No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level; Updated/remodeled
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch; Patio; Porch; Chain link fencing; Composition roof

Interior

• Kitchen: Cooktop; Oven; Refrigerator; Gas water heater
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fan(s)
• Interior features: Double-pane windows; Smoke detector(s); Crawl space
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $84k (15.1% below list).
• Recommended offer: $84k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#304 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Frederick (town): math 41% / reading 28% proficiency, ranked #46 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Frederick Es (math 57% / reading 27%, grade F, #84 of 845 statewide, top 11%, 386 students, 0% FRL); Frederick Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 174 students, 0% FRL); Frederick Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 250 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

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 $84,097 (15.1% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 15% 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. 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. Crime grade is D 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?
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: 0.85% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $56,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 E Gladstone	0.18mi	2/1.0	900 (+6%)	3mo	$60,000	$67	79

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-10,762
• Equity at exit: $14,761

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-2,714
• Equity at exit: $8,560

Cash invested: $27,720 (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 73542

• Home prices YoY: -2.0%
• Active inventory: 31
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $84

Break-even live

Break-even rent $735

Max offer price $99,000

Occupancy floor 85%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 55 DOM
2. 2026-06-17
   days on market $99,000 Active 54 DOM
3. 2026-06-16
   days on market $99,000 Active 53 DOM
4. 2026-06-15
   days on market $99,000 Active 52 DOM
5. 2026-06-13
   days on market $99,000 Active 50 DOM
6. 2026-06-12
   days on market $99,000 Active 49 DOM
7. 2026-06-09
   days on market $99,000 Active 46 DOM
8. 2026-06-09
   price $99,000 Active 45 DOM
9. 2026-06-08
   days on market $104,900 Active 45 DOM
10. 2026-06-08
    days on market $104,900 Active 44 DOM
11. 2026-06-07
    days on market $104,900 Active 43 DOM
12. 2026-06-04
    days on market $104,900 Active 40 DOM
13. 2026-06-02
    days on market $104,900 Active 39 DOM
14. 2026-06-01
    days on market $104,900 Active 38 DOM
15. 2026-05-31
    days on market $104,900 Active 37 DOM
16. 2026-04-15
    listed $104,900 Active

ⓘ 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: $243 · $20/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$648/yr (+$54/mo · 266.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $10,092
• − Mortgage interest: −$5,546
• − Property taxes: −$243
• − Insurance: −$495
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$2,880
• Taxable loss: −$687
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,169/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: Frederick
• NCES district ID: 4012150
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $34,495
• Composite: 28.52/100
• National rank: #6735
• State rank: #46 of 270 in OK

Livability — Frederick

• Score: 61/100
• State rank: #304
• US rank: #17869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frederick, OK
• Population (ZIP): 4,167

Population outlook (Tillman County) Hauer SSP2

• Today (2025): 6,949 people
• By 2030: 6,737 · -3.1%
• By 2040: 6,402 · -7.9%
• By 2050: 6,364 · -8.4%
• By 2075: 7,335 · +5.6%
• By 2100: 9,166 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 13% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% European 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Tillman

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -23.8pp toward R · 2008: -35.6pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.6 2016: R+47.6 2012: R+33.4 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.32%
• Current HPI: 159.0458
• 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

1 event — show timeline

• 2026-04-15 Listed $104,900 LBRMLS

Property tax history

+13.0%/yr

Latest (2025): $243 · -2.0% YoY. Source: county tax records.