301606 E 1730 Rd · Velma, OK 73533

$105,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 66 Days on market

Built 1948 7.63 ac lot

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Why this score? — see what drove the C- 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Offering plenty of outdoor space! The property includes outbuildings behind the home. Deer walk up like they own the place! With a long drive way, quiet surroundings, and room to expand, customize, build structures, or remodel the existing home, this property is ready for your vision. Property is being sold “AS-IS”

Key facts

• Customize
• Outbuildings
• Build structures

Tags

• OUTDOOR SPACE
• OUTBUILDINGS
• QUIET SURROUNDINGS
• ROOM TO EXPAND
• CUSTOMIZE
• BUILD STRUCTURES

Property features AI

Finance

• Other: Located in the Ara-Claud addition; Listing active and unoccupied; Directions: Turn right onto E 1730 Rd/Baseline Rd/Beech Rd/E Stephen’s County Rd 1730 for 8.7 miles; destination on the left — follow the gravel road to the house
• Financial info: Not assumable
• HOA & community: No mandatory association dues; Homestead exemption applied

Exterior

• Home design: Single-family residence; One-level home; Existing property
• Construction: Metal roof; Other construction materials; Combination foundation; Built on 7.63-acre lot
• Exterior features: Porch; Storage; Above-ground storm shelter; Wooded lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $103k (1.8% below list).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#129 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Velma-Alma (rural): math 27% / reading 26% proficiency, ranked #84 of 270 in OK (top 31%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 17 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.98% ✗
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,214
• Equity at exit: $15,656

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $12,664
• Equity at exit: $9,078

Cash invested: $29,400 (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 73533

• Active inventory: 41
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$18 /mo · $218/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $202

Break-even live

Break-even rent $775

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-03-27
   status Active
3. 2026-02-26
   status Active
4. 2025-12-10
   listed $105,000 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: $218 · $18/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$727/yr (+$61/mo · 333.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,370
• − Mortgage interest: −$5,882
• − Property taxes: −$218
• − Insurance: −$525
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,055
• Taxable income: $712
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $2,251/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: Velma-Alma
• NCES district ID: 4031020
• Math proficiency: 27% ▼ -5.00%
• Reading proficiency: 26% ▼ -11.00%
• Median HH income: $48,022
• Composite: 23.13/100
• National rank: #7955
• State rank: #84 of 270 in OK

Livability — Velma

• Score: 65/100
• State rank: #129
• US rank: #12503

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Stephens County · 27,618 people
• Metro: Duncan, OK
• Population (ZIP): 27,618
• Household income: $59,906
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 757.0

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 44,528 people
• By 2030: 44,300 · -0.5%
• By 2040: 43,971 · -1.3%
• By 2050: 43,954 · -1.3%
• By 2075: 44,982 · +1.0%
• By 2100: 45,259 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 12% Hispanic / Latino 10% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -52.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+65.1 2016: R+62.0 2012: R+53.2 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.19%
• Current HPI: 215.89
• Rent YoY: —
• Metro: Duncan, OK
• 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

4 events — show timeline

• 2026-04-13 Pending — MLSOK
• 2026-03-27 Relisted — MLSOK
• 2026-02-26 Relisted — MLSOK
• 2025-12-10 Listed $105,000 MLSOK

Property tax history

+6.2%/yr

Latest (2025): $218 · +6.3% YoY. Source: county tax records.