95 W Railroad Ave · Okarche, OK 73762

$78,000

1 bd · 1.0 ba · 642 sqft · SingleFamily · 105 Days on market

Built 1949 6,098 sqft lot Est $72k · 8% over ↓ 22% since listing

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Why this score? — see what drove the C- 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 +18.5/30.0
• DSCR +5.8/10.0
• Appreciation +5.8/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• ARV discount +3.7/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * Charming Bungalow with Endless Possibilities Awaits Your Vision * * Discover the delightful potential tucked within this adorable one-bedroom, one-bathroom bungalow nestled in the heart of a welcoming Oklahoma community. Whether you're searching for the perfect starter home to call your own or a savvy investment opportunity to add to your portfolio, this property delivers on both fronts with undeniable charm. The vinyl siding exterior offers durability and low maintenance, giving you more time to enjoy small-town living rather than endless upkeep. Head outside to the open patio, where morning coffee becomes a ritual and evening relaxation finds its perfect setting. The renovation po

Key facts

• Open patio
• Convenient access
• Okarche town park

Tags

• VINYL SIDING EXTERIOR
• OPEN PATIO
• RENOVATION POTENTIAL
• CONVENIENT ACCESS
• OKARCHE TOWN PARK

Property features AI

Finance

• Other: Occupied (rented); Interior lot; Located in Okarche Proper
• Financial info: Sold as-is; financing options include cash or conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One story; West-facing
• Construction: Vinyl siding; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered porch; Open patio; Exterior storage

Interior

• Kitchen: Free‑standing gas range/oven
• Bedrooms: 1 bedroom
• Flooring: Combination of carpet and vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Window unit(s) for cooling
• Interior features: Ceiling fans; Window treatments; Inside utility
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $74 ($891/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (0.5% below list).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#87 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Okarche (rural): math 45% / reading 50% proficiency, ranked #38 of 513 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Okarche Es (math 37% / reading 37%, grade F, #132 of 845 statewide, top 19%, 233 students, 0% FRL); Okarche Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 87 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Okarche average; the district grade overstates school quality for this exact location.
• Market conditions: 15 active listings in the ZIP; 39 units permitted in Kingfisher County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($539 loan paydown + $1k appreciation (1.5% local appreciation)).
• Kingfisher County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1949 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $71,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 W Railroad Ave	0.00mi	1/1.0	642 (0%)	0mo	$72,000	$112	100

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

Projected returns pro-forma

1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.38×
• Total profit: $8,279
• Equity at exit: $28,839

10-year hold

• IRR: 10.9%
• Equity multiple: 2.40×
• Total profit: $30,614
• Equity at exit: $40,096

Cash invested: $21,840 (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 73762

• Home prices YoY: 0.5%
• Active inventory: 15
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $776 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $74

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 85%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-02-20
   price $78,000
3. 2026-01-14
   listed $100,000 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,316
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$745
• − Management: −$745
• − Depreciation: −$2,269
• Taxable loss: −$373
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $981/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: Okarche
• NCES district ID: 4022590
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $64,257
• Composite: 44.18/100
• National rank: #6204
• State rank: #38 of 513 in OK

Livability — Okarche

• Score: 67/100
• State rank: #87
• US rank: #10668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okarche, OK
• City population: 2,179
• Population (ZIP): 2,179

Population outlook (Kingfisher County) Hauer SSP2

• Today (2025): 16,635 people
• By 2030: 17,167 · +3.2%
• By 2040: 18,317 · +10.1%
• By 2050: 19,454 · +16.9%
• By 2075: 23,115 · +39.0%
• By 2100: 25,758 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Kingfisher

• 2024 margin: Solid R (+71.4) · D 13.7% · R 85.1% · Other 1.3%
• 2008→2024 swing: -3.0pp toward R · 2008: -68.4pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+72.2 2016: R+71.3 2012: R+68.5 2008: R+68.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.54%
• Current HPI: 293.4878
• 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

-22.0% since first listed

3 events — show timeline

• 2026-04-30 Pending — MLSOK
• 2026-02-20 Price Changed $78,000 MLSOK
• 2026-01-14 Listed $100,000 MLSOK