111 S Francis · Gage, OK 73843

$15,000

2 bd · 1.0 ba · 968 sqft · SingleFamily · 323 Days on market

Built 1930

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 111 S Francis, a delightful 2-bedroom, 1-bathroom home in the heart of Gage, Oklahoma. This cozy residence offers 968 square feet (mol) of comfortable living space. This home is great to make it your own! It needs TLC and you could be the right person! Who wouldn't love a project at this price!

Key facts

• 2 garage spots
• Built 1930
• Listed 323 days

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence, single-story; Residential property
• Construction: Built area above grade: 968 (finished square footage)
• Exterior features: Composition roof; East-facing

Interior

• Bathrooms: 1 full bathroom
• Interior features: Workshop on the property

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#458 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• Fargo (rural): math 25% / reading 25% proficiency, ranked #320 of 513 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $812 of equity ($104 loan paydown + $708 appreciation (4.7% local appreciation)).
• Ellis County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $7k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
6. 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?
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: 5.74% ✓
• Cap rate: 52.41%
• Cash-on-cash: 164.69%
• DSCR: 8.33
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $71,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 W Cedar St	0.36mi	2/1.0	1,008 (+4%)	13mo	$75,000	$74	66

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

Projected returns pro-forma

4.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.51×
• Total profit: $39,943
• Equity at exit: $8,245

10-year hold

• IRR: —
• Equity multiple: 22.23×
• Total profit: $89,153
• Equity at exit: $14,024

Cash invested: $4,200 (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 73843

• Home prices YoY: 3.5%
• Active inventory: 7
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $576

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 28%

Sensitivity live

Price	-10% $587	-5% $582	+0% $576	+5% $571	+10% $566
Rent	-10% $508	-5% $542	+0% $576	+5% $610	+10% $644
Rate	-1.0pp $584	-0.5pp $580	base $576	+0.5pp $573	+1.0pp $569

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $15,000 Active 323 DOM
2. 2026-06-18
   days on market $15,000 Active 321 DOM
3. 2026-06-17
   days on market $15,000 Active 320 DOM
4. 2026-06-16
   days on market $15,000 Active 319 DOM
5. 2026-06-15
   days on market $15,000 Active 318 DOM
6. 2026-06-13
   days on market $15,000 Active 316 DOM
7. 2026-06-12
   days on market $15,000 Active 315 DOM
8. 2026-06-09
   remarks 306-char remark
9. 2026-06-09
   listed $15,000 Active 312 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,330
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$436
• Taxable income: $7,101
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $5,213/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: Fargo
• NCES district ID: 4011430
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $51,652
• Composite: 25.25/100
• National rank: #12909
• State rank: #320 of 513 in OK

Livability — Gage

• Score: 57/100
• State rank: #458
• US rank: #21665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gage, OK
• Population (ZIP): 896

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 4,446 people
• By 2030: 4,549 · +2.3%
• By 2040: 4,757 · +7.0%
• By 2050: 4,978 · +12.0%
• By 2075: 5,455 · +22.7%
• By 2100: 5,346 · +20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10% Hispanic / Latino 2%
• Common ancestry: Slovak 4% European 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.7%
• 2008→2024 swing: -6.1pp toward R · 2008: -70.5pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+81.5 2016: R+79.7 2012: R+74.9 2008: R+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.72%
• Current HPI: 138.5346
• 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

+0.7% since first listed

12 events — show timeline

• 2026-06-09 Relisted — NWOAR
• 2026-04-16 Delisted — NWOAR
• 2026-02-18 Contingent — NWOAR
• 2026-02-05 Price Changed $15,000 NWOAR
• 2025-12-10 Relisted — NWOAR
• 2025-12-09 Delisted — NWOAR
• 2025-12-08 Relisted — NWOAR
• 2025-12-06 Delisted — NWOAR
• 2025-06-05 Listed $21,900 NWOAR
• 2025-01-06 Contingent — NWOAR
• 2024-10-28 Price Changed $13,900 NWOAR
• 2024-10-09 Listed $14,900 NWOAR