708 W 12th · Sulphur, OK 73086

$49,000

2 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 87 Days on market

Built 1964 5,604 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 5,604 sq ft lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: Attached garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built with vinyl and wood siding on a wood frame; Asphalt/fiberglass roof
• Exterior features: Porch; Chain link fencing; No other exterior features listed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Laminate counters; No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 3.4% in Sulphur — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#60 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools D-, amenities F.
• Sulphur (town): math 30% / reading 32% proficiency, ranked #56 of 270 in OK (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 20 units permitted in Murray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($339 loan paydown + $3k appreciation (5.9% local appreciation)).
• Murray County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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: 2.25% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.78%
• DSCR: 3.17
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $175,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 W 12th	0.58mi	2/1.0	1,380 (0%)	4mo	$84,000	$61	70
920 W Vinita	0.35mi	3/1.0 (+1)	1,352 (-2%)	14mo	$159,000	$118	63
1718 W Mcalester	0.43mi	2/2.0	1,356 (-2%)	12mo	$190,486	$140	63
918 W Wyandotte	0.18mi	3/2.0 (+1)	1,301 (-6%)	20mo	$135,500	$104	57
1220 W 14th	0.41mi	3/1.0 (+1)	1,288 (-7%)	12mo	$29,000	$23	55
1301 W 8th	0.55mi	3/1.0 (+1)	1,248 (-10%)	1mo	$25,000	$20	53
911 W 10th	0.24mi	3/1.5 (+1)	1,268 (-8%)	22mo	$80,000	$63	50
1609 W Ardmore	0.38mi	3/2.0 (+1)	1,226 (-11%)	10mo	$169,000	$138	47
1510 W Tahlequah St	0.59mi	3/2.0 (+1)	1,419 (+3%)	15mo	$199,000	$140	47
1402 W 10th	0.56mi	3/1.0 (+1)	1,194 (-14%)	3mo	$171,000	$143	44
1918 W Wyandotte	0.64mi	3/1.0 (+1)	1,236 (-10%)	10mo	$175,000	$142	39
1119 W 18th	0.58mi	3/2.0 (+1)	1,312 (-5%)	21mo	$166,000	$127	39

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

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.5%
• Equity multiple: 4.60×
• Total profit: $49,379
• Equity at exit: $30,497

10-year hold

• IRR: 54.5%
• Equity multiple: 9.57×
• Total profit: $117,515
• Equity at exit: $55,042

Cash invested: $13,720 (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 73086

• Home prices YoY: 1.8%
• Active inventory: 147
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $558

Break-even live

Break-even rent $398

Max offer price $49,000

Occupancy floor 44%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $49,000 Active 87 DOM
2. 2026-06-18
   days on market $49,000 Active 86 DOM
3. 2026-06-17
   days on market $49,000 Active 85 DOM
4. 2026-06-16
   days on market $49,000 Active 84 DOM
5. 2026-06-15
   days on market $49,000 Active 83 DOM
6. 2026-06-14
   days on market $49,000 Active 81 DOM
7. 2026-06-12
   days on market $49,000 Active 80 DOM
8. 2026-06-09
   days on market $49,000 Active 77 DOM
9. 2026-06-08
   days on market $49,000 Active 76 DOM
10. 2026-06-07
    days on market $49,000 Active 75 DOM
11. 2026-06-03
    days on market $49,000 Active 71 DOM
12. 2026-06-02
    days on market $49,000 Active 70 DOM
13. 2026-06-01
    days on market $49,000 Active 69 DOM
14. 2026-05-31
    days on market $49,000 Active 68 DOM
15. 2026-05-30
    days on market $49,000 Active 67 DOM
16. 2026-03-24
    listed $59,000 Active
17. 2022-10-28
    soldstatus $40,000
18. 2007-03-26
    soldstatus $11,500
19. 1996-10-17
    soldstatus $13,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $444 · $37/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,246
• − Mortgage interest: −$2,745
• − Property taxes: −$444
• − Insurance: −$245
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,425
• Taxable income: $6,268
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $5,188/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: Sulphur
• NCES district ID: 4029160
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $44,116
• Composite: 26.47/100
• National rank: #7214
• State rank: #56 of 270 in OK

Livability — Sulphur

• Score: 68/100
• State rank: #60
• US rank: #9249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sulphur, OK
• City population: 8,504
• Population (ZIP): 8,504

Population outlook (Murray County) Hauer SSP2

• Today (2025): 14,976 people
• By 2030: 15,487 · +3.4%
• By 2040: 16,455 · +9.9%
• By 2050: 17,308 · +15.6%
• By 2075: 19,421 · +29.7%
• By 2100: 20,335 · +35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 14% Native American 12% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Portuguese 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 2.0%
• 2008→2024 swing: -21.0pp toward R · 2008: -40.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+58.6 2016: R+55.9 2012: R+40.1 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 331.8646
• 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

+353.8% since first listed

4 events — show timeline

• 2026-03-24 Listed $59,000 MLS Technology, Inc.
• 2022-10-28 Sold (Public Records) $40,000 Public Records
• 2007-03-26 Sold (Public Records) $11,500 Public Records
• 1996-10-17 Sold (Public Records) $13,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $444 · +5.0% YoY. Source: county tax records.