216 N Broadway Ave · Tipton, OK 73570

$75,000

2 bd · 1.0 ba · 1,587 sqft · SingleFamily public records · 29 Days on market

Built 1950 3,498 sqft lot Est $125k · 40% under

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

look! Cute home nestled in a charming small town! Step inside to beautiful wood flooring throughout the home, creating a warm and inviting feel. The oversized kitchen offers gorgeous wood cabinetry, ample storage space, and a convenient pantry closet. This home features a split floor plan with a spacious primary bedroom for added privacy. An additional fourth room provides endless possibilities and could serve as a flex room, fourth bedroom, office, or hobby space. For added peace of mind, the home also includes an interior-access storm shelter connection. Outside, enjoy a generously sized backyard with plenty of mature tree cover and shade.

Key facts

• Oversized kitchen
• Split floor plan
• Wood cabinetry

Tags

• OVERSIZED KITCHEN
• WOOD CABINETRY
• PANTRY CLOSET
• SPLIT FLOOR PLAN
• PRIMARY BEDROOM
• INTERIOR-ACCESS STORM SHELTER

Property features AI

Finance

• Other: Located in the Tipton addition; On-site directions: On HWY 5 turn S on Broadway
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exempt (yes)
• Home design: Single-family residence; One-story; Existing property
• Construction: Built with other construction materials; Composition roof; Combination foundation
• Exterior features: Storm shelter; No additional exterior features listed

Interior

• Bedrooms: 4 bedrooms (all on one level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#523 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Tipton (rural): math 15% / reading 15% proficiency, ranked #471 of 513 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tipton Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 149 students, 0% FRL); Tipton Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 75 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: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $76 of equity ($519 loan paydown + $-443 appreciation (-0.6% local appreciation)).
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $125,373
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 NW 3 Rd. St	0.17mi	3/2.0 (+1)	1,556 (-2%)	6mo	$155,000	$100	75
315 E Main St	0.24mi	3/2.0 (+1)	1,516 (-4%)	14mo	$120,000	$79	61
600 E Baseline St	0.42mi	3/2.0 (+1)	1,560 (-2%)	16mo	$129,500	$83	55
323 W Baseline St	0.26mi	3/1.5 (+1)	1,472 (-7%)	19mo	$89,900	$61	53
521 E Davis St	0.34mi	3/1.5 (+1)	1,356 (-15%)	1mo	$80,000	$59	52
606 E Davis St	0.38mi	3/2.0 (+1)	1,740 (+10%)	23mo	$80,000	$46	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.92×
• Total profit: $19,289
• Equity at exit: $19,590

10-year hold

• IRR: 24.6%
• Equity multiple: 3.60×
• Total profit: $54,612
• Equity at exit: $21,866

Cash invested: $21,000 (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 73570

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $370

Break-even live

Break-even rent $571

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $75,000 Active 29 DOM
2. 2026-06-17
   days on market $75,000 Active 28 DOM
3. 2026-06-16
   days on market $75,000 Active 27 DOM
4. 2026-06-15
   days on market $75,000 Active 26 DOM
5. 2026-06-13
   days on market $75,000 Active 24 DOM
6. 2026-06-12
   days on market $75,000 Active 23 DOM
7. 2026-06-09
   days on market $75,000 Active 20 DOM
8. 2026-06-08
   days on market $75,000 Active 19 DOM
9. 2026-06-08
   days on market $75,000 Active 18 DOM
10. 2026-06-05
    days on market $75,000 Active 16 DOM
11. 2026-06-04
    days on market $75,000 Active 14 DOM
12. 2026-06-02
    days on market $75,000 Active 13 DOM
13. 2026-06-01
    days on market $75,000 Active 12 DOM
14. 2026-05-31
    days on market $75,000 Active 11 DOM
15. 2026-05-19
    listed $75,000 Active
16. 2022-07-22
    historical
17. 2022-05-29
    price $77,500
18. 2022-05-06
    price $79,900
19. 2022-04-19
    listed $87,000 Active
20. 2021-08-18
    historical
21. 2021-02-08
    listed $65,000 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: $314 · $26/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$361/yr (+$30/mo · 115.0%)

ⓘ 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 · 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: $12,467
• − Mortgage interest: −$4,201
• − Property taxes: −$314
• − Insurance: −$375
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,182
• Taxable income: $3,400
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,624/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: Tipton
• NCES district ID: 4030030
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $38,655
• Composite: 16.13/100
• National rank: #14284
• State rank: #471 of 513 in OK

Livability — Tipton

• Score: 56/100
• State rank: #523
• US rank: #22777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tipton, OK
• Population (ZIP): 940

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 11% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 7% Greek 2% Russian 2%
• Foreign-born: 1% · Canada
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Russian/Polish/Slavic 2%

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: ▼ -0.59%
• Current HPI: 195.9178
• 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

+15.4% since first listed

7 events — show timeline

• 2026-05-19 Listed $75,000 MLSOK
• 2022-07-22 Listing Removed — MLSOK
• 2022-05-29 Price Changed $77,500 MLSOK
• 2022-05-06 Price Changed $79,900 MLSOK
• 2022-04-19 Listed $87,000 MLSOK
• 2021-08-18 Listing Removed — MLSOK
• 2021-02-08 Listed $65,000 MLSOK

Property tax history

+3.9%/yr

Latest (2025): $314 · +0.6% YoY. Source: county tax records.