716 Parker Ave · Lone Wolf, OK 73655

$96,000

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 6 Days on market

Built 1985 10,498 sqft 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

3 bedroom, 2 bathroom brick home in Lone Wolf, Oklahoma. 2 car garage. Quiet neighborhood.

Key facts

• Covered front porch
• Tiled flooring
• Attached garage

Tags

• CORNER LOT
• WOOD CABINETRY
• TILED FLOORING
• INSIDE LAUNDRY ROOM
• COVERED FRONT PORCH
• ATTACHED GARAGE

Property features AI

Finance

• Other: Located in Lone Wolf addition; Not a model home; Occupied
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water and sewer (assumed)
• Home design: Single-family residence; One level; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Free-stand electric range; Free-stand electric oven; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).

Location & tenants

• Location reads 58/100 on livability (#430 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lone Wolf (rural): math 11% / reading 20% proficiency, ranked #457 of 513 in OK (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lone Wolf Es (math 5% / reading 24%, grade F, #599 of 845 statewide, top 71%, 71 students, 0% FRL); Lone Wolf Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 38 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($664 loan paydown + $2k appreciation (1.7% local appreciation)).
• At projected returns (1.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.
• Current owner paid $80k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.25% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.43%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $60,060
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Walker Ave	0.29mi	4/1.0 (+1)	1,552 (-10%)	3mo	$55,000	$35	59

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

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.01×
• Total profit: $27,194
• Equity at exit: $36,393

10-year hold

• IRR: 21.5%
• Equity multiple: 3.76×
• Total profit: $74,297
• Equity at exit: $51,298

Cash invested: $26,880 (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 73655

• Home prices YoY: 0.7%
• Active inventory: 11
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $346

Break-even live

Break-even rent $764

Max offer price $96,000

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-17
   status Pending
2. 2026-05-10
   listed $96,000 Active
3. 2024-11-21
   soldstatus $80,000 Closed 90-char remark

   Show marketing remark (90 chars)

   3 bedroom, 2 bathroom brick home in Lone Wolf, Oklahoma. 2 car garage. Quiet neighborhood.

4. 2024-10-04
   status Pending 90-char remark

   Show marketing remark (90 chars)

   3 bedroom, 2 bathroom brick home in Lone Wolf, Oklahoma. 2 car garage. Quiet neighborhood.

5. 2024-09-29
   listed $80,000 Active 90-char remark

   Show marketing remark (90 chars)

   3 bedroom, 2 bathroom brick home in Lone Wolf, Oklahoma. 2 car garage. Quiet neighborhood.

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$141/yr (+$12/mo · 19.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,420
• − Mortgage interest: −$5,377
• − Property taxes: −$723
• − Insurance: −$480
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,793
• Taxable income: $2,740
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $3,490/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: Lone Wolf
• NCES district ID: 4018270
• Math proficiency: 11% ▲ 5.00%
• Reading proficiency: 20% ▲ 5.00%
• Median HH income: $41,747
• Composite: 16.81/100
• National rank: #14219
• State rank: #457 of 513 in OK

Livability — Lone Wolf

• Score: 58/100
• State rank: #430
• US rank: #21124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lone Wolf, OK
• Population (ZIP): 898

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 (70%)
• Race & ethnicity: White 70% Two or more races 16% Black 5% Native American 4% Hispanic / Latino 3%
• Common ancestry: European 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 1.71%
• Current HPI: 232.1983
• 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

+20.0% since first listed

5 events — show timeline

• 2026-05-17 Pending — MLSOK
• 2026-05-10 Listed $96,000 MLSOK
• 2024-11-21 Sold (MLS) $80,000 MLSOK
• 2024-10-04 Pending — MLSOK
• 2024-09-29 Listed $80,000 MLSOK