1116 D St · Snyder, OK 73566

$38,000

3 bd · 1.0 ba · 1,514 sqft · SingleFamily public records · 39 Days on market

Built 1930 0.32 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

1116 D Street, Snyder, Oklahoma, 73566. Being sold As Is Where Is.

Key facts

• 0.32 acre lot
• Built 1930
• Listed 38 days

Property features AI

Finance

• Other: Homestead exemption indicated; Located in Snyder Ot addition
• Financial info: Current price listed (see listing) — investor details not provided
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required indicated
• Home design: Single-family residence; Two levels; Property faces east; Residential property; Existing construction
• Construction: Composition roof; Other construction materials; Slab foundation; Built previously (existing)
• Exterior features: Interior lot; No additional exterior features listed; No storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Two living areas; No fireplace; No study; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#397 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Snyder (rural): math 15% / reading 21% proficiency, ranked #446 of 513 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Snyder Hs (math 5% / reading 10%, grade F, #420 of 447 statewide, top 95%, 133 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($263 loan paydown + $1k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $36,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 3.06% ✓
• Cap rate: 27.28%
• Cash-on-cash: 74.97%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $104,466
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 10th St	0.12mi	3/2.0	1,436 (-5%)	0mo	$79,900	$56	82
1421 B St	0.27mi	3/2.0	1,525 (+1%)	8mo	$135,000	$89	75
103 Western Sunset Trl	0.48mi	3/2.0	1,537 (+2%)	4mo	$162,500	$106	67
323 W 13th St	0.49mi	3/2.0	1,461 (-4%)	9mo	$170,000	$116	60
1001 H St	0.25mi	3/2.0	1,632 (+8%)	16mo	$112,000	$69	57
104 W 12th St	0.29mi	3/1.5	1,671 (+10%)	12mo	$149,000	$89	57
1503 B St	0.30mi	3/2.5	1,700 (+12%)	4mo	$54,000	$32	56
1002 G St	0.24mi	3/2.0	1,300 (-14%)	12mo	$60,000	$46	51
201 N B St	0.62mi	2/1.0 (-1)	1,288 (-15%)	20mo	$20,000	$16	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: 33.2%
• Equity multiple: 2.88×
• Total profit: $20,021
• Equity at exit: $17,086

10-year hold

• IRR: 33.6%
• Equity multiple: 5.74×
• Total profit: $50,394
• Equity at exit: $26,332

Cash invested: $10,640 (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 73566

• Active inventory: 9
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$16
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $238

Break-even live

Break-even rent $859

Max offer price $38,000

Occupancy floor 74%

Sensitivity live

Price	-10% $260	-5% $249	+0% $238	+5% $227	+10% $217
Rent	-10% $146	-5% $192	+0% $238	+5% $284	+10% $330
Rate	-1.0pp $257	-0.5pp $248	base $238	+0.5pp $228	+1.0pp $218

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $38,000 Active 39 DOM
2. 2026-06-18
   days on market $38,000 Active 38 DOM
3. 2026-06-17
   days on market $38,000 Active 37 DOM
4. 2026-06-16
   days on market $38,000 Active 36 DOM
5. 2026-06-15
   days on market $38,000 Active 35 DOM
6. 2026-06-14
   days on market $38,000 Active 33 DOM
7. 2026-06-13
   days on market $38,000 Active 32 DOM
8. 2026-06-10
   days on market $38,000 Active 30 DOM
9. 2026-06-09
   days on market $38,000 Active 29 DOM
10. 2026-06-08
    days on market $38,000 Active 28 DOM
11. 2026-06-07
    days on market $38,000 Active 27 DOM
12. 2026-06-05
    days on market $38,000 Active 24 DOM
13. 2026-06-02
    days on market $38,000 Active 22 DOM
14. 2026-06-01
    days on market $38,000 Active 21 DOM
15. 2026-05-31
    days on market $38,000 Active 20 DOM
16. 2026-05-30
    days on market $38,000 Active 19 DOM
17. 2026-05-11
    listed $38,000 Active
18. 2025-05-31
    historical
19. 2024-11-21
    listed $55,000 Active
20. 2024-08-17
    historical
21. 2024-04-04
    price $55,000
22. 2024-02-01
    price $59,000
23. 2023-11-08
    listed $65,000 Active
24. 2022-12-11
    historical
25. 2010-07-20
    soldstatus $50,000
26. 2005-07-26
    soldstatus $25,000

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $448 · $37/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 6/10 Major FEMA zone AE · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,932
• − Mortgage interest: −$2,129
• − Property taxes: −$448
• − Insurance: −$5,308
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$1,105
• Taxable income: $2,712
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $2,207/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: Snyder
• NCES district ID: 4027930
• Math proficiency: 15% ▲ 1.00%
• Reading proficiency: 21% ▲ 3.00%
• Median HH income: $32,783
• Composite: 17.93/100
• National rank: #14099
• State rank: #446 of 513 in OK

Livability — Snyder

• Score: 59/100
• State rank: #397
• US rank: #20273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snyder, OK
• Population (ZIP): 1,502

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 10% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+52.0% since first listed

10 events — show timeline

• 2026-05-11 Listed $38,000 MLSOK
• 2025-05-31 Listing Removed — MLSOK
• 2024-11-21 Listed $55,000 MLSOK
• 2024-08-17 Listing Removed — MLSOK
• 2024-04-04 Price Changed $55,000 MLSOK
• 2024-02-01 Price Changed $59,000 MLSOK
• 2023-11-08 Listed $65,000 MLSOK
• 2022-12-11 Rental Removed — RENT.
• 2010-07-20 Sold (Public Records) $50,000 Public Records
• 2005-07-26 Sold (Public Records) $25,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $448 · -9.1% YoY. Source: county tax records.