19117 Park Rd · Anadarko, OK 73005

$85,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 41 Days on market

Built 1960 1.00 ac lot

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +2.9/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

$2500 being offered towards repairs or Buyer’s Closing Costs by the Seller with approved offer! Escape to the peace and quiet of country living with this 3-bedroom, 1-bath home situated on approximately 1 acre just west of Anadarko! This fixer-upper handyman special is priced to sell and offers endless potential for the buyer ready to make it their own. Several major updates have already been completed, including a new roof and carpet installed approximately 2 years ago, a newly drilled water well approximately 2 years ago, and septic lateral lines replaced approximately 4–5 years ago. Enjoy wide-open views of the beautiful Oklahoma countryside while still being conveniently loc

Key facts

• New carpet
• Wide-open views
• New roof

Tags

• NEW ROOF
• NEW CARPET
• NEWLY DRILLED WATER WELL
• SEPTIC LATERAL LINES REPLACED
• WIDE-OPEN VIEWS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Homestead exempt; Unplatted legal addition; Not in a special zoning district; Flood insurance not required
• Financial info: Not assumable; Does not qualify for loan (per listing data)
• HOA & community: No mandatory association dues

Exterior

• Parking: Circle drive; Other parking; 1-car garage
• Utilities: Septic tank; Private well available
• Home design: Single-family residence; One level; Home faces north; Residential property; Existing property
• Construction: Frame construction; Composition roof (2024); Conventional foundation
• Exterior features: Covered porch; Open patio; Combination fencing; Greenbelt; Interior lot; Rural setting

Interior

• Kitchen: Range (10W)
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: Inside utility; Combo flooring
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#483 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Anadarko (town): math 12% / reading 14% proficiency, ranked #245 of 270 in OK (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anadarko East Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 306 students, 0% FRL); Anadarko Hs (math 12% / reading 12%, grade F, #359 of 447 statewide, top 80%, 409 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 30 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $85k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1960 — 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: 1.11% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,609
• Equity at exit: $12,674

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $21,105
• Equity at exit: $7,349

Cash invested: $23,800 (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 73005

• Home prices YoY: -3.2%
• Active inventory: 30
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $242

Break-even live

Break-even rent $636

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 41 DOM
2. 2026-06-17
   days on market $85,000 Active 40 DOM
3. 2026-06-16
   days on market $85,000 Active 39 DOM
4. 2026-06-15
   days on market $85,000 Active 38 DOM
5. 2026-06-13
   days on market $85,000 Active 36 DOM
6. 2026-06-12
   days on market $85,000 Active 35 DOM
7. 2026-06-09
   days on market $85,000 Active 32 DOM
8. 2026-06-08
   days on market $85,000 Active 31 DOM
9. 2026-06-08
   days on market $85,000 Active 30 DOM
10. 2026-06-07
    days on market $85,000 Active 29 DOM
11. 2026-06-04
    days on market $85,000 Active 26 DOM
12. 2026-06-02
    days on market $85,000 Active 25 DOM
13. 2026-06-01
    days on market $85,000 Active 24 DOM
14. 2026-05-31
    days on market $85,000 Active 23 DOM
15. 2026-05-08
    listed $85,000 Active
16. 1996-08-30
    soldstatus $27,000

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$505/yr (+$42/mo · 194.2%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $11,316
• − Mortgage interest: −$4,761
• − Property taxes: −$260
• − Insurance: −$425
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$2,473
• Taxable income: $1,586
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,525/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: Anadarko
• NCES district ID: 4003000
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 14% ▼ -11.00%
• Median HH income: $34,887
• Composite: 10.66/100
• National rank: #9772
• State rank: #245 of 270 in OK

Livability — Anadarko

• Score: 57/100
• State rank: #483
• US rank: #22161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,760

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.85)
• Race & ethnicity: White 34% Native American 34% Two or more races 18% Hispanic / Latino 16% Black 6%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.47%
• Current HPI: 134.1528
• 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

+214.8% since first listed

2 events — show timeline

• 2026-05-08 Listed $85,000 MLSOK
• 1996-08-30 Sold (Public Records) $27,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $260 · +3.6% YoY. Source: county tax records.