201 E Chigley · Davis, OK 73030

$89,000

2 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 44 Days on market

Built 1960 7,262 sqft lot Est $154k · 42% under ↓ 10% since listing

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Why this score? — see what drove the A- 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

INVESTORS DREAM IN THE HEART OF DAVIS!!! This 3-bedroom 2 full bath home has been a profiting rental property for over 5 years. An attached 2 car garage, chain-link fenced back yard, and all kitchen appliances come with the sale of the home. Kitchen, laundry, & both bathrooms have newer laminate flooring. Call today for more information and to schedule a private viewing.

Key facts

• Kitchen appliances
• 7,262 sq ft lot
• 2 garage spots

Tags

• ATTACHED 2 CAR GARAGE
• CHAIN-LINK FENCED BACK YARD
• KITCHEN APPLIANCES

Property features AI

Exterior

• Parking: Attached garage (2 cars)
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Phone available; Public water; Public sewer
• Home design: Single-story home
• Construction: Built per public records; Wood siding; Wood frame construction; Shingle and wood roof; Crawlspace foundation
• Exterior features: Covered patio/porch; Deck; Porch; Chain-link fencing; Corner lot; Faces south

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Multiple heating units; Space heater; Two cooling units
• Interior features: High-speed internet available; Cable TV ready; Ceiling fans; Laminate counters; Electric range connection; Gas oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#392 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Davis (town): math 20% / reading 29% proficiency, ranked #112 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 76 active listings in the ZIP; 20 units permitted in Murray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Murray County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.19% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $153,738
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 N 3rd St	0.05mi	3/2.0 (+1)	1,428 (+9%)	11mo	$187,500	$131	65
401 S 4th St Cor	0.40mi	3/2.5 (+1)	1,385 (+5%)	5mo	$145,000	$105	57
404 S 3rd	0.41mi	3/2.0 (+1)	1,248 (-5%)	8mo	$136,000	$109	56
1101 E Hanna Ave	0.69mi	3/2.0 (+1)	1,399 (+6%)	1mo	$246,000	$176	47
309 S C St	0.47mi	3/2.0 (+1)	1,200 (-9%)	13mo	$179,000	$149	44
201 S 6th St	0.36mi	3/2.0 (+1)	1,496 (+14%)	12mo	$125,000	$84	41
1106 E Atlanta Ave	0.74mi	3/1.5 (+1)	1,134 (-14%)	10mo	$126,000	$111	28
400 S 4th	0.42mi	3/2.0 (+1)	1,506 (+15%)	24mo	$176,500	$117	27

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.74×
• Total profit: $68,301
• Equity at exit: $80,178

10-year hold

• IRR: 30.4%
• Equity multiple: 8.44×
• Total profit: $185,436
• Equity at exit: $172,907

Cash invested: $24,920 (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 73030

• Home prices YoY: 16.3%
• Active inventory: 76
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $312

Break-even live

Break-even rent $667

Max offer price $89,000

Occupancy floor 66%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-09
   price $89,000
2. 2026-04-15
   listed $99,000 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: $273 · $23/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$528/yr (+$44/mo · 193.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,737
• − Mortgage interest: −$4,985
• − Property taxes: −$273
• − Insurance: −$445
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,589
• Taxable income: $2,406
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $3,166/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: Davis
• NCES district ID: 4009510
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $44,908
• Composite: 21.12/100
• National rank: #8436
• State rank: #112 of 270 in OK

Livability — Davis

• Score: 59/100
• State rank: #392
• US rank: #20182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Davis, OK
• Population (ZIP): 4,359

Population outlook (Murray County) Hauer SSP2

• Today (2025): 14,976 people
• By 2030: 15,487 · +3.4%
• By 2040: 16,455 · +9.9%
• By 2050: 17,308 · +15.6%
• By 2075: 19,421 · +29.7%
• By 2100: 20,335 · +35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Iranian 1% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 2.0%
• 2008→2024 swing: -21.0pp toward R · 2008: -40.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+58.6 2016: R+55.9 2012: R+40.1 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.17%
• Current HPI: 393.0172
• 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

-10.1% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $89,000 MLS Technology, Inc.
• 2026-04-15 Listed $99,000 MLS Technology, Inc.

Property tax history

+2.3%/yr

Latest (2025): $273 · +3.4% YoY. Source: county tax records.