105 E Walk · Canute, OK 73626

$70,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 275 Days on market

Built 1963 0.55 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back in the market! No fault of the Seller. 4-Bedroom Home on 8 Lots in Canute, OK! If you’re looking for small-town charm with wide open views, this property is for you! This older home sits on 8 lots at the edge of town, offering peaceful country views to the west—perfect for enjoying sunsets right from your backyard. Inside, you'll find original hardwood floors that add warmth and character throughout. The home features 4 bedrooms, 1.5 bathrooms, and a basement that provides extra storage or storm protection. Additional highlights include a water softener, central heat and air, and an attached garage. A 16x20 shop offers great space for hobbies, storage, or projects. Wheth

Key facts

• 16x20 shop
• Water softener
• Central heat and air

Tags

• PEACEFUL COUNTRY VIEWS
• ORIGINAL HARDWOOD FLOORS
• BASEMENT
• WATER SOFTENER
• CENTRAL HEAT AND AIR
• 16X20 SHOP

Property features AI

Finance

• Financial info: Listing offered as-is; financing options include cash and conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 1-car garage
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One level; Faces south; Residential property
• Construction: Composition roof; Construction: Other; Combination foundation; Existing property
• Exterior features: Covered porch; Outbuildings; Corner lot

Interior

• Kitchen: Free-standing gas range/oven
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central gas heating
• Interior features: Water heater; Water softener; Basement; Inside utility; Living area: 1,344 (source: assessor)
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#148 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D-, amenities F, commute F.
• Canute (rural): math 40% / reading 35% proficiency, ranked #132 of 513 in OK (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Canute Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 260 students, 0% FRL); Canute Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 136 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($484 loan paydown + $1k appreciation (1.9% local appreciation)).
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
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: 1.77% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 E Walk Ave	0.02mi	3/2.5	1,488 (+11%)	10mo	$130,000	$87	70
622 S 6th St	0.34mi	3/3.0	1,356 (+1%)	17mo	$205,000	$151	65
503 6th St	0.29mi	3/1.0	1,266 (-6%)	18mo	$159,900	$126	58
521 Scheidel	0.36mi	3/2.0	1,174 (-13%)	17mo	$115,000	$98	48

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

Projected returns pro-forma

1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 2.84×
• Total profit: $35,983
• Equity at exit: $27,258

10-year hold

• IRR: 35.5%
• Equity multiple: 5.55×
• Total profit: $89,153
• Equity at exit: $38,983

Cash invested: $19,600 (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 73626

• Home prices YoY: 1.0%
• Active inventory: 6
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $495

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $543	-5% $519	+0% $495	+5% $470	+10% $446
Rent	-10% $397	-5% $446	+0% $495	+5% $543	+10% $592
Rate	-1.0pp $530	-0.5pp $512	base $495	+0.5pp $476	+1.0pp $458

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $70,000 Active 275 DOM
2. 2026-06-21
   days on market $70,000 Active 274 DOM
3. 2026-06-18
   days on market $70,000 Active 272 DOM
4. 2026-06-17
   days on market $70,000 Active 271 DOM
5. 2026-06-16
   days on market $70,000 Active 270 DOM
6. 2026-06-15
   days on market $70,000 Active 269 DOM
7. 2026-06-13
   days on market $70,000 Active 267 DOM
8. 2026-06-12
   days on market $70,000 Active 266 DOM
9. 2026-06-09
   days on market $70,000 Active 263 DOM
10. 2026-06-08
    days on market $70,000 Active 262 DOM
11. 2026-06-08
    pricedays on market $70,000 Active 261 DOM
12. 2026-06-05
    days on market $75,000 Active 259 DOM
13. 2026-06-04
    days on market $75,000 Active 257 DOM
14. 2026-06-02
    days on market $75,000 Active 256 DOM
15. 2026-06-01
    days on market $75,000 Active 255 DOM
16. 2026-05-31
    days on market $75,000 Active 254 DOM
17. 2025-10-07
    status Active
18. 2025-07-14
    status Pending
19. 2025-06-26
    listed $75,000 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $14,860
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,036
• Taxable income: $5,125
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $4,704/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: Canute
• NCES district ID: 4006510
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $45,541
• Composite: 34.53/100
• National rank: #10127
• State rank: #132 of 513 in OK

Livability — Canute

• Score: 65/100
• State rank: #148
• US rank: #13296

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canute, OK
• Population (ZIP): 1,071

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 16% Hispanic / Latino 13% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.91%
• Current HPI: 187.2442
• 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

3 events — show timeline

• 2025-10-07 Relisted — MLSOK
• 2025-07-14 Pending — MLSOK
• 2025-06-26 Listed $75,000 MLSOK

Property tax history

+0.0%/yr

Latest (2025): $7 · +0.0% YoY. Source: county tax records.