101 E Iowa St · Walters, OK 73572

$49,900

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 25 Days on market

Built 1920 Est $95k · 48% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Listed with Bryan Fisher REMAX of Duncan. This property has a ton of potential! It is on a great corner lot just not far from the HWY. New 30 year roof!. Comes with 3 bed rooms and 2 full baths. Lots of hard wood floors. Home needs your TLC! Priced to sell! Selling in "current condition. "

Key facts

• Hard wood floors
• New 30 year roof
• Corner lot

Tags

• CORNER LOT
• NEW 30 YEAR ROOF
• HARD WOOD FLOORS

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single Family Residence; Single-story; Corner lot
• Construction: Wood siding; Composition roof
• Exterior features: Covered patio/porch; Chain link fencing; Fenced yard; Shed(s)

Interior

• Kitchen: Electric range; Electric oven
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater
• Interior features: Electric range; Electric oven

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#165 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Walters (town): math 22% / reading 25% proficiency, ranked #122 of 270 in OK (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walters Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 274 students, 0% FRL); Walters Ms (math 12% / reading 22%, grade F, #193 of 345 statewide, top 60%, 140 students, 0% FRL); Walters Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 196 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $3k appreciation (5.9% local appreciation)).
• Cotton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $50k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.21% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.87%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $95,338
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 E Iowa St	0.28mi	3/1.0	1,300 (-0%)	3mo	$152,000	$117	84
227 E California St	0.32mi	3/1.0	1,336 (+2%)	2mo	$65,000	$49	80
104 S Ross St	0.40mi	3/1.0	1,326 (+2%)	11mo	$53,000	$40	70
201 W Nebraska Ave	0.38mi	3/1.0	1,393 (+7%)	7mo	$88,000	$63	66
230 W Colorado St	0.31mi	3/1.0	1,497 (+15%)	3mo	$45,000	$30	59
103 Thurman Dr	0.73mi	3/2.0	1,307 (+0%)	6mo	$175,000	$134	57
518 W Nevada St	0.61mi	3/1.5	1,200 (-8%)	3mo	$87,900	$73	53
120 E Indiana	0.68mi	2/2.0 (-1)	1,300 (-0%)	9mo	$140,000	$108	51
603 E California St	0.60mi	3/2.0	1,400 (+7%)	8mo	$133,600	$95	50
227 E Ohio	0.73mi	3/1.5	1,400 (+7%)	4mo	$109,000	$78	49
121 E Texas	0.57mi	2/2.0 (-1)	1,200 (-8%)	4mo	$59,900	$50	48
514 E Washington Ave	0.64mi	3/1.5	1,500 (+15%)	9mo	$89,500	$60	36

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

Projected returns pro-forma

5.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.7%
• Equity multiple: 4.54×
• Total profit: $49,504
• Equity at exit: $30,947

10-year hold

• IRR: 53.7%
• Equity multiple: 9.44×
• Total profit: $117,924
• Equity at exit: $55,761

Cash invested: $13,972 (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 73572

• Home prices YoY: 3.1%
• Active inventory: 19
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $557

Break-even live

Break-even rent $398

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $586	-5% $571	+0% $557	+5% $543	+10% $529
Rent	-10% $470	-5% $514	+0% $557	+5% $601	+10% $644
Rate	-1.0pp $582	-0.5pp $570	base $557	+0.5pp $544	+1.0pp $531

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $49,900 Active 25 DOM
2. 2026-06-19
   days on market $49,900 Active 23 DOM
3. 2026-06-18
   days on market $49,900 Active 22 DOM
4. 2026-06-17
   days on market $49,900 Active 21 DOM
5. 2026-06-16
   days on market $49,900 Active 20 DOM
6. 2026-06-15
   days on market $49,900 Active 19 DOM
7. 2026-06-14
   days on market $49,900 Active 17 DOM
8. 2026-06-13
   days on market $49,900 Active 16 DOM
9. 2026-06-10
   days on market $49,900 Active 14 DOM
10. 2026-06-09
    days on market $49,900 Active 13 DOM
11. 2026-06-08
    days on market $49,900 Active 12 DOM
12. 2026-06-07
    days on market $49,900 Active 11 DOM
13. 2026-06-05
    days on market $49,900 Active 8 DOM
14. 2026-06-03
    days on market $49,900 Active 7 DOM
15. 2026-06-02
    days on market $49,900 Active 6 DOM
16. 2026-06-01
    days on market $49,900 Active 5 DOM
17. 2026-05-31
    days on market $49,900 Active 4 DOM
18. 2026-05-30
    days on market $49,900 Active 3 DOM
19. 2026-05-28
    listed $49,900 Active
20. 2002-08-13
    soldstatus $15,000

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $449 · $37/mo
• Expected delta: +$66/yr (+$6/mo · 17.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,241
• − Mortgage interest: −$2,795
• − Property taxes: −$383
• − Insurance: −$250
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$1,452
• Taxable income: $6,243
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $5,189/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: Walters
• NCES district ID: 4031470
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $48,681
• Composite: 20.68/100
• National rank: #8530
• State rank: #122 of 270 in OK

Livability — Walters

• Score: 64/100
• State rank: #165
• US rank: #13750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walters, OK
• Population (ZIP): 3,194

Population outlook (Cotton County) Hauer SSP2

• Today (2025): 5,847 people
• By 2030: 5,759 · -1.5%
• By 2040: 5,619 · -3.9%
• By 2050: 5,550 · -5.1%
• By 2075: 5,839 · -0.1%
• By 2100: 6,503 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 12% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Italian 2% European 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Cotton

• 2024 margin: Solid R (+66.8) · D 15.6% · R 82.5% · Other 1.9%
• 2008→2024 swing: -22.4pp toward R · 2008: -44.4pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+67.0 2016: R+62.6 2012: R+46.4 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.87%
• Current HPI: 193.3992
• 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

+232.7% since first listed

2 events — show timeline

• 2026-05-28 Listed $49,900 DAOR
• 2002-08-13 Sold (Public Records) $15,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $383 · -3.0% YoY. Source: county tax records.