322 N Commercial · Temple, OK 73568

$85,000

3 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 91 Days on market

Built 1955 0.33 ac lot Est $86k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +8.2/15.0
• Appreciation +6.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Brick home, corner lot, and a HUGE workshop! This home has a corner lot location with a fenced backyard. Outside there is a storage shed as well as a large workshop. Inside boasts of a big separate dining room, a sunroom, a nice walk-in pantry, and plenty of cabinet space in the kitchen.

Key facts

• Built in shelving
• Sun room
• Lvp floors

Tags

• NEW ROOF
• UPDATED FLOOR COVERINGS
• LVP FLOORS
• LARGE UTILITY ROOM
• SUN ROOM
• BUILT IN SHELVING

Property features AI

Exterior

• Parking: Two parking spaces (both covered); Two-space carport; No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story; Brick veneer construction
• Construction: Composition roof; Slab foundation; Built with brick veneer
• Exterior features: Patio; Chain link fencing; Workshop on property; Public maintained road frontage on a city street

Interior

• Kitchen: Gas water heater
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Pantry
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

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 $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#683 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, crime F, amenities F.
• Temple (rural): math 25% / reading 20% proficiency, ranked #384 of 513 in OK (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.1% local appreciation)).
• Cotton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.
• Current owner paid $23k; list at $85k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.32% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.64%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $86,372
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 E Texas	0.61mi	3/1.5	1,500 (-10%)	4mo	$77,500	$52	50

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

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.43×
• Total profit: $34,152
• Equity at exit: $38,639

10-year hold

• IRR: 25.8%
• Equity multiple: 4.70×
• Total profit: $88,066
• Equity at exit: $59,875

Cash invested: $23,800 (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 73568

• Home prices YoY: 2.5%
• Active inventory: 2
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $370

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 62%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 91 DOM
2. 2026-06-17
   days on market $85,000 Active 90 DOM
3. 2026-06-16
   days on market $85,000 Active 89 DOM
4. 2026-06-15
   days on market $85,000 Active 88 DOM
5. 2026-06-13
   days on market $85,000 Active 86 DOM
6. 2026-06-12
   days on market $85,000 Active 85 DOM
7. 2026-06-09
   days on market $85,000 Active 82 DOM
8. 2026-06-08
   days on market $85,000 Active 81 DOM
9. 2026-06-08
   days on market $85,000 Active 80 DOM
10. 2026-06-05
    days on market $85,000 Active 78 DOM
11. 2026-06-04
    days on market $85,000 Active 76 DOM
12. 2026-06-02
    days on market $85,000 Active 75 DOM
13. 2026-06-01
    days on market $85,000 Active 74 DOM
14. 2026-05-31
    days on market $85,000 Active 73 DOM
15. 2026-05-13
    status Active
16. 2026-01-20
    status Active
17. 2026-01-09
    historical Active Under Contract
18. 2025-11-11
    listed $85,000 Active
19. 2020-08-17
    soldstatus $22,800 289-char remark

    Show marketing remark (289 chars)

    Brick home, corner lot, and a HUGE workshop! This home has a corner lot location with a fenced backyard. Outside there is a storage shed as well as a large workshop. Inside boasts of a big separate dining room, a sunroom, a nice walk-in pantry, and plenty of cabinet space in the kitchen.

20. 2020-03-26
    listed $22,800 289-char remark

    Show marketing remark (289 chars)

    Brick home, corner lot, and a HUGE workshop! This home has a corner lot location with a fenced backyard. Outside there is a storage shed as well as a large workshop. Inside boasts of a big separate dining room, a sunroom, a nice walk-in pantry, and plenty of cabinet space in the kitchen.

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$367/yr (+$31/mo · 92.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,428
• − Mortgage interest: −$4,761
• − Property taxes: −$398
• − Insurance: −$425
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,473
• Taxable income: $3,223
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,663/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: Temple
• NCES district ID: 4029640
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $36,928
• Composite: 21.89/100
• National rank: #13561
• State rank: #384 of 513 in OK

Livability — Temple

• Score: 49/100
• State rank: #683
• US rank: #25948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Temple, OK
• Population (ZIP): 931

Population outlook (Cotton County) Hauer SSP2

• Today (2025): 5,847 people
• By 2030: 5,759 · -1.5%
• By 2040: 5,619 · -3.9%
• By 2050: 5,550 · -5.1%
• By 2075: 5,839 · -0.1%
• By 2100: 6,503 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 5% Two or more races 5% Black 5% Native American 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Iranian 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Cotton

• 2024 margin: Solid R (+66.8) · D 15.6% · R 82.5% · Other 1.9%
• 2008→2024 swing: -22.4pp toward R · 2008: -44.4pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+67.0 2016: R+62.6 2012: R+46.4 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.09%
• Current HPI: 127.537
• 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

+272.8% since first listed

6 events — show timeline

• 2026-05-13 Relisted — LBRMLS
• 2026-01-20 Relisted — LBRMLS
• 2026-01-09 Contingent — LBRMLS
• 2025-11-11 Listed $85,000 LBRMLS
• 2020-08-17 Sold (MLS) $22,800 LBRMLS
• 2020-03-26 Listed $22,800 LBRMLS

Property tax history

+14.1%/yr

Latest (2025): $398 · +3.6% YoY. Source: county tax records.