103 Paul · Springer, OK 73401

$145,000

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 57 Days on market

Built 1977 0.28 ac lot Est $235k · 38% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Rent growth +4.3/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold on a 1 shot.

Key facts

• 0.28 acre lot
• Built 1977
• Listed 56 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Septic tank
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick and wood-frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Full privacy fencing; No additional exterior features listed

Interior

• Kitchen: Microwave; Oven; Range
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Storm windows; Butcher block counters; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $203 ($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 $142k (2.3% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#476 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Springer (rural): math 10% / reading 20% proficiency, ranked #463 of 513 in OK (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.4%/yr); 379 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1977 — 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: 0.98% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $235,125
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Chad	0.05mi	3/1.5	1,196 (-13%)	10mo	$205,000	$171	66

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

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,107
• Equity at exit: $21,620

10-year hold

• IRR: 11.2%
• Equity multiple: 2.04×
• Total profit: $42,203
• Equity at exit: $12,537

Cash invested: $40,600 (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 73401

• Home prices YoY: -21.7%
• Rents YoY: 7.4%
• Active inventory: 379
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $203

Break-even live

Break-even rent $1,161

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $145,000 Active 57 DOM
2. 2026-06-18
   days on market $145,000 Active 56 DOM
3. 2026-06-17
   days on market $145,000 Active 55 DOM
4. 2026-06-16
   days on market $145,000 Active 54 DOM
5. 2026-06-15
   days on market $145,000 Active 53 DOM
6. 2026-06-14
   days on market $145,000 Active 51 DOM
7. 2026-06-12
   days on market $145,000 Active 50 DOM
8. 2026-06-09
   days on market $145,000 Active 47 DOM
9. 2026-06-09
   price $145,000 Active 46 DOM
10. 2026-06-08
    days on market $150,000 Active 46 DOM
11. 2026-06-07
    days on market $150,000 Active 45 DOM
12. 2026-06-05
    days on market $150,000 Active 42 DOM
13. 2026-06-03
    days on market $150,000 Active 41 DOM
14. 2026-06-02
    days on market $150,000 Active 40 DOM
15. 2026-06-01
    days on market $150,000 Active 39 DOM
16. 2026-05-31
    days on market $150,000 Active 38 DOM
17. 2026-05-30
    days on market $150,000 Active 37 DOM
18. 2026-04-21
    listed $150,000 Active
19. 2025-05-14
    historical
20. 2025-05-01
    listed $134,900 Active
21. 2022-09-15
    soldstatus $158,000 Closed 17-char remark

    Show marketing remark (17 chars)

    Sold on a 1 shot.

22. 2022-09-15
    listed $158,000 Active 17-char remark

    Show marketing remark (17 chars)

    Sold on a 1 shot.

23. 2022-09-01
    soldstatus $158,000
24. 2018-08-30
    soldstatus $76,500

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$150/yr (+$12/mo · 13.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,007
• − Mortgage interest: −$8,122
• − Property taxes: −$1,155
• − Insurance: −$725
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,218
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,415/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: Springer
• NCES district ID: 4028350
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $42,407
• Composite: 16.47/100
• National rank: #14249
• State rank: #463 of 513 in OK

Livability — Springer

• Score: 57/100
• State rank: #476
• US rank: #22048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springer, OK
• County: Carter County · 36,833 people
• Metro: Ardmore, OK
• Population (ZIP): 36,833
• Household income: $61,989
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1026.0

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Two or more races 14% Hispanic / Latino 9% Native American 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.93%
• Current HPI: 269.7381
• Rent YoY: ▲ 7.38%
• Metro: Ardmore, OK
• 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

+96.1% since first listed

7 events — show timeline

• 2026-04-21 Listed $150,000 MLS Technology, Inc.
• 2025-05-14 Listing Removed — MLS Technology, Inc.
• 2025-05-01 Listed $134,900 MLS Technology, Inc.
• 2022-09-15 Listed $158,000 MLS Technology, Inc.
• 2022-09-15 Sold (MLS) $158,000 MLS Technology, Inc.
• 2022-09-01 Sold (Public Records) $158,000 Public Records
• 2018-08-30 Sold (Public Records) $76,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,155 · +9.1% YoY. Source: county tax records.