421 N 13th St · Frederick, OK 73542

$29,000

2 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 55 Days on market

Built 1940 3,500 sqft lot Est $50k · 42% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Frederick Oklahoma. investment property Roof is in good shape. Seller will pay $9000 repair allowance to the buyer at closing. 2 bedrooms I bath, 2 car carport, approx. 1200 sqft, Its cash sale or uninsured conventional loan. There is no sale sign Call Heesun [phone]

Key facts

• 3,500 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Carport for 2 vehicles; Driveway; no garage; Open parking available
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Slab foundation; Built as single-family residence
• Exterior features: No fencing; Composition roof; Public maintained road access; City street frontage; R-1 single family zoning

Interior

• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Gas water heater; No fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.

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 $200 of loan paydown is wiped out by about $870 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $29k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,130 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 3.37% ✓
• Cap rate: 30.42%
• Cash-on-cash: 86.16%
• DSCR: 4.83
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $49,966
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N 16th	0.27mi	2/1.0	1,146 (-1%)	11mo	$25,000	$22	76
214 N 13th	0.16mi	2/1.0	1,000 (-14%)	11mo	$18,000	$18	60
404 S 15th St	0.56mi	3/1.0 (+1)	1,200 (+3%)	13mo	$72,000	$60	53
321 S 13th St	0.50mi	3/1.5 (+1)	1,200 (+3%)	16mo	$52,000	$43	51
707 N 18th St	0.39mi	2/2.0	1,324 (+14%)	12mo	$150,000	$113	44
215 S 21st St	0.71mi	3/1.0 (+1)	1,000 (-14%)	14mo	$22,000	$22	27

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: 86.6%
• Equity multiple: 4.99×
• Total profit: $32,439
• Equity at exit: $4,324

10-year hold

• IRR: 89.8%
• Equity multiple: 10.37×
• Total profit: $76,088
• Equity at exit: $2,507

Cash invested: $8,120 (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: 2.5×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$24 /mo · $291/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $583

Break-even live

Break-even rent $238

Max offer price $29,000

Occupancy floor 35%

Sensitivity live

Price	-10% $599	-5% $591	+0% $583	+5% $575	+10% $567
Rent	-10% $506	-5% $544	+0% $583	+5% $622	+10% $660
Rate	-1.0pp $598	-0.5pp $590	base $583	+0.5pp $575	+1.0pp $568

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $29,000 Active 55 DOM
2. 2026-06-21
   days on market $29,000 Active 54 DOM
3. 2026-06-18
   days on market $29,000 Active 52 DOM
4. 2026-06-17
   days on market $29,000 Active 51 DOM
5. 2026-06-16
   days on market $29,000 Active 50 DOM
6. 2026-06-15
   days on market $29,000 Active 49 DOM
7. 2026-06-13
   days on market $29,000 Active 47 DOM
8. 2026-06-12
   days on market $29,000 Active 46 DOM
9. 2026-06-09
   days on market $29,000 Active 43 DOM
10. 2026-06-08
    days on market $29,000 Active 42 DOM
11. 2026-06-08
    days on market $29,000 Active 41 DOM
12. 2026-06-07
    days on market $29,000 Active 40 DOM
13. 2026-06-04
    days on market $29,000 Active 37 DOM
14. 2026-06-02
    days on market $29,000 Active 36 DOM
15. 2026-06-01
    days on market $29,000 Active 35 DOM
16. 2026-05-31
    days on market $29,000 Active 34 DOM
17. 2026-04-27
    listed $29,000 Active
18. 2002-05-13
    soldstatus $7,200

ⓘ 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: $291 · $24/mo
• Projected year-2 tax: $291 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,717
• − Mortgage interest: −$1,624
• − Property taxes: −$291
• − Insurance: −$145
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$844
• Taxable income: $6,939
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $5,331/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

+302.8% since first listed

2 events — show timeline

• 2026-04-27 Listed $29,000 LBRMLS
• 2002-05-13 Sold (Public Records) $7,200 Public Records

Property tax history

+4.3%/yr

Latest (2025): $291 · -0.7% YoY. Source: county tax records.