602 D St · Snyder, OK 73566

$75,000

6 bd · 2.0 ba · 1,300 sqft · SingleFamily · 63 Days on market

Built 1960 Fair condition 0.40 ac lot ↓ 33% since listing

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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 +2.2/5.0
• Schools +1.8/10.0

Listing remarks

Unique opportunity in the heart of Snyder, Oklahoma! This versatile corner property offers two structures and endless potential for a variety of uses, all just steps from downtown. The main building, formerly used as a church, features a spacious sanctuary, 4 additional rooms, 2 bathrooms, and 2 storage areas near the podium. Whether you’re looking to continue its use as a place of worship, convert it into an event space, or reimagine it for another purpose, the layout provides a strong foundation to bring your vision to life. In addition to the main building, the property includes a separate residential home offering approximately 2 bedrooms, 1 bathroom, a full kitchen, and a recentl

Key facts

• Spacious sanctuary
• Full kitchen
• Central location

Tags

• CORNER PROPERTY
• SPACIOUS SANCTUARY
• SEPARATE RESIDENTIAL HOME
• FULL KITCHEN
• AMPLE SPACE
• CENTRAL LOCATION

Property features AI

Finance

• Other: Vacant and not occupied; Living area reported as 1,300 (appraiser source); Located in the Snyder Ot addition
• Financial info: Not assumable; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required
• Home design: Single family residence; One-story; Property faces south; Residential, existing property; Homestead exempt
• Construction: Brick and frame construction; Metal siding; Composition roof; Conventional foundation; Handicap accessible features
• Exterior features: Storage; Corner lot

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Interior features: Accessible approach with ramp; No fireplace; In-law plan not present; No study

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% 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 $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.71% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 4.9

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: 34.1%
• Equity multiple: 2.93×
• Total profit: $40,476
• Equity at exit: $33,723

10-year hold

• IRR: 34.3%
• Equity multiple: 5.77×
• Total profit: $100,092
• Equity at exit: $51,972

Cash invested: $21,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $493

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $545	-5% $519	+0% $493	+5% $467	+10% $442
Rent	-10% $392	-5% $443	+0% $493	+5% $544	+10% $595
Rate	-1.0pp $531	-0.5pp $512	base $493	+0.5pp $474	+1.0pp $454

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $75,000 Active 63 DOM
2. 2026-06-18
   days on market $75,000 Active 62 DOM
3. 2026-06-17
   days on market $75,000 Active 61 DOM
4. 2026-06-16
   days on market $75,000 Active 60 DOM
5. 2026-06-15
   days on market $75,000 Active 59 DOM
6. 2026-06-14
   days on market $75,000 Active 57 DOM
7. 2026-06-13
   days on market $75,000 Active 56 DOM
8. 2026-06-10
   days on market $75,000 Active 54 DOM
9. 2026-06-09
   days on market $75,000 Active 53 DOM
10. 2026-06-09
    price $75,000 Active 52 DOM
11. 2026-06-08
    days on market $100,000 Active 52 DOM
12. 2026-06-07
    days on market $100,000 Active 51 DOM
13. 2026-06-05
    days on market $100,000 Active 48 DOM
14. 2026-06-02
    days on market $100,000 Active 46 DOM
15. 2026-06-01
    days on market $100,000 Active 45 DOM
16. 2026-05-31
    days on market $100,000 Active 44 DOM
17. 2026-05-30
    days on market $100,000 Active 43 DOM
18. 2026-05-05
    price $100,000
19. 2026-04-17
    listed $149,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $15,367
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,182
• Taxable income: $5,025
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,714/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to its exterior, interior, and systems, but presents a unique opportunity for creative renovation and potential high ROI.

Repairs flagged

• Major roof — Severe weathering
• Major exterior siding — Severe weathering
• Major flooring — Worn carpet
• Major interior walls — Worn paint
• Major bathrooms — Worn fixtures
• Major kitchen — Worn cabinets
• Major HVAC/mechanicals — No visible systems

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and resale value
• Both Paint interior walls — Enhances interior appearance and resale value
• Both Replace kitchen cabinets — Modernizes kitchen and improves resale value
• Both Replace bathroom fixtures — Modernizes bathrooms and improves resale value
• Both Replace HVAC/mechanicals — Improves comfort and energy efficiency, enhancing resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe weathering	Major	$15,000–50,000
exterior siding · Severe weathering	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Worn paint	Major	$15,000–50,000
bathrooms · Worn fixtures	Major	$15,000–50,000
kitchen · Worn cabinets	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and resale value ↑
• Both Paint interior walls — Enhances interior appearance and resale value ↑
• Both Replace kitchen cabinets — Modernizes kitchen and improves resale value ↑
• Both Replace bathroom fixtures — Modernizes bathrooms and improves resale value ↑
• Both Replace HVAC/mechanicals — Improves comfort and energy efficiency, enhancing resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-33.3% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $100,000 MLSOK
• 2026-04-17 Listed $149,900 MLSOK