608 E Davis St · Tipton, OK 73570

$139,500

4 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 34 Days on market

Built 1950 3,498 sqft lot Est $109k · 28% over

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Why this score? — see what drove the D+ 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 +20.6/30.0
• DSCR +6.5/10.0
• Appreciation +4.7/10.0
• 1% rule +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice updated home with metal roof,, Detached garage ,

Key facts

• Island in center
• Metal roof
• New siding

Tags

• REMODELED HOME
• NEW WINDOWS
• NEW SIDING
• METAL ROOF
• GRANITE COUNTER TOPS
• ISLAND IN CENTER

Property features AI

Finance

• Other: Special zoning district; Living area reported as 2,222 (assessor)
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One level; Faces south; Residential property
• Construction: Frame construction; Metal roof; Conventional foundation; Existing property; Homestead exempt
• Exterior features: Workshop; Wood fencing; Interior lot; Below-ground storm shelter

Interior

• Kitchen: Built-in gas range; Gas oven
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: In-law plan; Dishwasher; Microwave; Refrigerator; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $129k (7.8% below list).
• Recommended offer: $129k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#523 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Tipton (rural): math 15% / reading 15% proficiency, ranked #471 of 513 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tipton Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 149 students, 0% FRL); Tipton Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 75 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $140 of equity ($964 loan paydown + $-824 appreciation (-0.6% local appreciation)).
• Tillman County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,571 (7.8% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $108,900
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 E Davis St	0.01mi	3/2.0 (-1)	1,740 (-12%)	23mo	$80,000	$46	55
113 Fairview Ln	0.66mi	4/2.0	1,884 (-5%)	23mo	$103,000	$55	42
105 Mary Kay Dr	0.73mi	4/2.5	2,272 (+15%)	23mo	$225,000	$99	20

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

Projected returns pro-forma

-0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.10×
• Total profit: $3,853
• Equity at exit: $36,437

10-year hold

• IRR: 8.2%
• Equity multiple: 1.83×
• Total profit: $32,415
• Equity at exit: $40,670

Cash invested: $39,060 (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 73570

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $186

Break-even live

Break-even rent $1,051

Max offer price $139,500

Occupancy floor 81%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $139,500 Active 34 DOM
2. 2026-06-17
   days on market $139,500 Active 33 DOM
3. 2026-06-16
   days on market $139,500 Active 32 DOM
4. 2026-06-15
   days on market $139,500 Active 31 DOM
5. 2026-06-13
   days on market $139,500 Active 29 DOM
6. 2026-06-12
   statusdays on market $139,500 Active 28 DOM
7. 2026-06-02
   status $139,500 Pending 26 DOM
8. 2026-06-01
   days on market $139,500 Active 26 DOM
9. 2026-05-31
   days on market $139,500 Active 25 DOM
10. 2026-05-05
    listed $139,500 Active
11. 2023-10-27
    status Pending 53-char remark

    Show marketing remark (53 chars)

    Nice updated home with metal roof,, Detached garage ,

12. 2023-10-27
    soldstatus $125,000 Closed 53-char remark

    Show marketing remark (53 chars)

    Nice updated home with metal roof,, Detached garage ,

13. 2023-10-27
    listed $125,000 Active 53-char remark

    Show marketing remark (53 chars)

    Nice updated home with metal roof,, Detached garage ,

14. 2023-10-27
    soldstatus $125,000

    Show marketing remark (53 chars)

    Nice updated home with metal roof,, Detached garage ,

15. 2019-07-03
    soldstatus $105,000
16. 2019-06-28
    soldstatus $105,000 377-char remark

    Show marketing remark (377 chars)

    TOTALLY REMODELED HOME WITH NEW WINDOWS & Metal roof,NEW SIDING, NEW INSULATION, CUSTOM KITCHEN WITH ALL UPDATED BLACK APPLIANCES WITH LARGE 5 BURNER COOK-TOP IN ISLAND. Huge master suite, beautiful marble shower & second living room. This nice home has so many nice updates plus a large detached garage. Garage has 220 outlet. Lots of storage. Home has a outside well,

17. 2019-05-15
    listed $110,000 377-char remark

    Show marketing remark (377 chars)

    TOTALLY REMODELED HOME WITH NEW WINDOWS & Metal roof,NEW SIDING, NEW INSULATION, CUSTOM KITCHEN WITH ALL UPDATED BLACK APPLIANCES WITH LARGE 5 BURNER COOK-TOP IN ISLAND. Huge master suite, beautiful marble shower & second living room. This nice home has so many nice updates plus a large detached garage. Garage has 220 outlet. Lots of storage. Home has a outside well,

18. 2007-09-26
    soldstatus $22,500

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$770/yr (+$64/mo · 158.9%)

ⓘ 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 · 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 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: $15,429
• − Mortgage interest: −$7,814
• − Property taxes: −$485
• − Insurance: −$698
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$4,058
• Taxable loss: −$95
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,250/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: Tipton
• NCES district ID: 4030030
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $38,655
• Composite: 16.13/100
• National rank: #14284
• State rank: #471 of 513 in OK

Livability — Tipton

• Score: 56/100
• State rank: #523
• US rank: #22777

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: Tipton, OK
• Population (ZIP): 940

Population outlook (Tillman County) Hauer SSP2

• Today (2025): 6,949 people
• By 2030: 6,737 · -3.1%
• By 2040: 6,402 · -7.9%
• By 2050: 6,364 · -8.4%
• By 2075: 7,335 · +5.6%
• By 2100: 9,166 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 27% Two or more races 11% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 7% Greek 2% Russian 2%
• Foreign-born: 1% · Canada
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Tillman

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -23.8pp toward R · 2008: -35.6pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.6 2016: R+47.6 2012: R+33.4 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.59%
• Current HPI: 195.9178
• 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

+520.0% since first listed

9 events — show timeline

• 2026-05-05 Listed $139,500 MLSOK
• 2023-10-27 Pending — MLSOK
• 2023-10-27 Sold (Public Records) $125,000 Public Records
• 2023-10-27 Listed $125,000 MLSOK
• 2023-10-27 Sold (MLS) $125,000 MLSOK
• 2019-07-03 Sold (Public Records) $105,000 Public Records
• 2019-06-28 Sold (MLS) $105,000 MLSOK
• 2019-05-15 Listed $110,000 MLSOK
• 2007-09-26 Sold (Public Records) $22,500 Public Records

Property tax history

+8.2%/yr

Latest (2023): $485 · +2.5% YoY. Source: county tax records.