117 N East St · Guymon, OK 73942

$65,000

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 16 Days on market

Built 1958 8,850 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Bungalow on a Large Lot-Full of Potential! This 3 bedrooms, 1 bath home offers comfortable living space and in a quiet small town setting. With plenty of room to spread out, this property is full of potential for a first time buyer, investor, or anyone looking to add their personal touch. The home features a spacious layout, a relaxing back deck that's perfect for enjoying the outdoors, and a small shop that's ideal for storage, hobbies, or projects. The lot provides ample space for gardening, entertaining, or future expansions. If you're looking for a property with character, space, and opportunity in a peaceful small town, this one is worth a look. Schedule your showing today and

Key facts

• Large lot
• Back deck
• Ample space

Tags

• LARGE LOT
• BACK DECK
• AMPLE SPACE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Wood siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Storage structure; Chain link fencing

Interior

• Kitchen: Gas range connection; Gas oven connection; Laminate counters
• Flooring: Carpet; Laminate; Plywood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating available; Gas heating available
• Interior features: Aluminum-framed and vinyl windows; Laminate countertops; Gas range and gas oven connections; No additional interior amenities listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.3% in Guymon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#14 in OK, #4,559 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Guymon (town): math 24% / reading 18% proficiency, ranked #153 of 270 in OK (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Prairie Es (471 students, 0% FRL); Central Jhs (math 14% / reading 10%, grade F, #269 of 345 statewide, top 79%, 438 students, 0% FRL); Guymon Hs (math 12% / reading 17%, grade F, #348 of 447 statewide, top 79%, 827 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 45 active listings in the ZIP; 4 units permitted in Texas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Texas County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.10%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $165,104
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N Perkins	0.26mi	3/1.5	1,182 (-3%)	18mo	$165,000	$140	67
215 N Beaver St	0.74mi	3/1.0	1,203 (-1%)	15mo	$154,000	$128	51
309 N Beaver St	0.75mi	3/1.0	1,064 (-12%)	24mo	$145,000	$136	25

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $19,511
• Equity at exit: $9,692

10-year hold

• IRR: 33.6%
• Equity multiple: 4.06×
• Total profit: $55,668
• Equity at exit: $5,620

Cash invested: $18,200 (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 73942

• Active inventory: 45
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $472

Break-even live

Break-even rent $528

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $509	-5% $490	+0% $472	+5% $453	+10% $435
Rent	-10% $383	-5% $427	+0% $472	+5% $516	+10% $561
Rate	-1.0pp $504	-0.5pp $488	base $472	+0.5pp $455	+1.0pp $438

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-15
   statusdays on market $65,000 Pending 16 DOM
2. 2026-06-13
   days on market $65,000 Active 15 DOM
3. 2026-06-12
   days on market $65,000 Active 14 DOM
4. 2026-06-09
   days on market $65,000 Active 11 DOM
5. 2026-06-08
   days on market $65,000 Active 10 DOM
6. 2026-06-08
   days on market $65,000 Active 9 DOM
7. 2026-06-07
   days on market $65,000 Active 8 DOM
8. 2026-06-04
   days on market $65,000 Active 5 DOM
9. 2026-06-02
   days on market $65,000 Active 4 DOM
10. 2026-06-01
    days on market $65,000 Active 3 DOM
11. 2026-05-31
    days on market $65,000 Active 2 DOM
12. 2026-05-28
    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: $592 · $49/mo
• Projected year-2 tax: $592 · $49/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,504
• − Mortgage interest: −$3,641
• − Property taxes: −$592
• − Insurance: −$325
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$1,891
• Taxable income: $4,895
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,486/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: Guymon
• NCES district ID: 4013590
• Math proficiency: 24% ▼ -3.00%
• Reading proficiency: 18% ▼ -6.00%
• Median HH income: $48,487
• Composite: 18.63/100
• National rank: #8894
• State rank: #153 of 270 in OK

Livability — Guymon

• Score: 74/100
• State rank: #14
• US rank: #4559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guymon, OK
• Population (ZIP): 13,659

Population outlook (Texas County) Hauer SSP2

• Today (2025): 22,936 people
• By 2030: 23,733 · +3.5%
• By 2040: 25,578 · +11.5%
• By 2050: 27,732 · +20.9%
• By 2075: 32,511 · +41.7%
• By 2100: 35,649 · +55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 58% White 31% Two or more races 21% Black 6% Native American 5% Asian 2%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 28% · Canada
• Languages at home: 51% English-only · Spanish 42% Tagalog/Filipino 2% Arabic 1%

Political lean MEDSL · Texas

• 2024 margin: Solid R (+67.7) · D 15.2% · R 83.0% · Other 1.8%
• 2008→2024 swing: +2.8pp toward D · 2008: -70.5pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+65.4 2016: R+65.2 2012: R+70.4 2008: R+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.70%
• Current HPI: 150.7505
• 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

1 event — show timeline

• 2026-05-28 Listed $65,000 MLS Technology, Inc.

Property tax history

+8.9%/yr

Latest (2025): $592 · +11.1% YoY. Source: county tax records.