404 Mercury · Altus, OK 73521

$139,900

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 56 Days on market

Built 1970 8,346 sqft lot Est $113k · 23% over

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Why this score? — see what drove the F 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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home! This four bedroom, one and a half bathroom home is beautifully remodeled and ready for a new family. Both bathrooms are adorned with black fixtures/accents, new mirrors, light fixtures, towel rack and ceramic tile. The home has been freshly painted inside and out, and also has new carpet in all four bedrooms. Also included: new light fixtures in the bedrooms, a new ceiling fan in the living room, freshly painted garage, garage washer/dryer hookups, large back patio area and all kitchen appliances, including the refrigerator, are included. The exterior shutters and front porch posts are new. Newer windows will help with utilities and all windows have new blinds. Thi

Key facts

• Remodeled
• Black fixtures
• Freshly painted

Tags

• REMODELED
• BLACK FIXTURES
• NEW MIRRORS
• NEW LIGHT FIXTURES
• CERAMIC TILE
• FRESHLY PAINTED

Property features AI

Finance

• Other: Homestead eligible; Existing property; Model home: No
• Financial info: Listing accepts Cash, Conventional, FHA or VA; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 1-car garage
• Utilities: Public utilities
• Home design: Single family residence; One level; North-facing; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Porch; Chain link fence; Interior lot

Interior

• Kitchen: Built-in electric range; Dishwasher; Disposal; Refrigerator; Water heater
• Bedrooms: 4 bedrooms
• Flooring: Combination flooring; Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Ceiling fan(s); No fireplace
• Laundry & utility: Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $21 ($250/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 $108k (22.6% below list).
• Recommended offer: $108k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Altus — 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 65/100 on livability (#151 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Altus (town): math 31% / reading 28% proficiency, ranked #69 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Altus Primary School (436 students, 0% FRL); Altus Jhs (math 30% / reading 27%, grade F, #57 of 345 statewide, top 18%, 491 students, 0% FRL); Altus Hs (math 21% / reading 26%, grade F, #218 of 447 statewide, top 49%, 921 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 168 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $140k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,300 (22.6% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $113,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Libra St	0.14mi	3/2.0	1,240 (+7%)	1mo	$57,000	$46	77
1809 Comet St	0.09mi	3/2.0	1,273 (+10%)	5mo	$164,000	$129	71
1412 Glenda St	0.50mi	3/1.0	1,204 (+4%)	4mo	$117,400	$98	66
1904 Gemini St	0.26mi	3/1.5	1,241 (+7%)	11mo	$144,000	$116	65
900 Hairston St	0.40mi	3/2.0	1,216 (+5%)	11mo	$115,000	$95	60
913 Hairston St	0.44mi	3/1.5	1,243 (+7%)	8mo	$125,000	$101	58
1101 George St	0.59mi	2/1.0 (-1)	1,082 (-7%)	6mo	$127,000	$117	52
908 E Katy Dr	0.71mi	3/1.0	1,197 (+3%)	13mo	$105,000	$88	50
1103 Asalee St	0.70mi	3/1.0	1,025 (-12%)	2mo	$122,000	$119	47
1017 E Loyadell St	0.72mi	3/1.5	1,080 (-7%)	8mo	$80,000	$74	47
1108 Hazel St	0.68mi	3/1.0	1,275 (+10%)	14mo	$92,000	$72	40
1008 Loyadell St	0.68mi	3/1.0	1,306 (+13%)	13mo	$89,000	$68	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-21,410
• Equity at exit: $20,860

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-17,202
• Equity at exit: $12,096

Cash invested: $39,172 (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 73521

• Home prices YoY: -18.4%
• Active inventory: 168
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $21

Break-even live

Break-even rent $1,057

Max offer price $139,900

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $60	+0% $21	+5% $-19	+10% $-58
Rent	-10% $-65	-5% $-22	+0% $21	+5% $64	+10% $106
Rate	-1.0pp $91	-0.5pp $56	base $21	+0.5pp $-15	+1.0pp $-52

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $139,900 Active 56 DOM
2. 2026-06-21
   days on market $139,900 Active 55 DOM
3. 2026-06-18
   days on market $139,900 Active 53 DOM
4. 2026-06-17
   days on market $139,900 Active 52 DOM
5. 2026-06-16
   days on market $139,900 Active 51 DOM
6. 2026-06-15
   days on market $139,900 Active 50 DOM
7. 2026-06-13
   days on market $139,900 Active 48 DOM
8. 2026-06-12
   days on market $139,900 Active 47 DOM
9. 2026-06-09
   days on market $139,900 Active 44 DOM
10. 2026-06-08
    days on market $139,900 Active 43 DOM
11. 2026-06-08
    days on market $139,900 Active 42 DOM
12. 2026-06-07
    days on market $139,900 Active 41 DOM
13. 2026-06-04
    days on market $139,900 Active 38 DOM
14. 2026-06-02
    days on market $139,900 Active 37 DOM
15. 2026-06-01
    days on market $139,900 Active 36 DOM
16. 2026-05-31
    days on market $139,900 Active 35 DOM
17. 2026-05-08
    status Active
18. 2026-04-06
    status Pending
19. 2026-03-25
    listed $148,300 Active
20. 2006-03-29
    soldstatus $43,500

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$745/yr (+$62/mo · 145.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,996
• − Mortgage interest: −$7,837
• − Property taxes: −$514
• − Insurance: −$700
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$4,070
• Taxable loss: −$2,203
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $778/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: Altus
• NCES district ID: 4002850
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $40,607
• Composite: 24.91/100
• National rank: #7574
• State rank: #69 of 270 in OK

Livability — Altus

• Score: 65/100
• State rank: #151
• US rank: #13386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altus, OK
• City population: 20,574
• Population (ZIP): 20,352

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 26% Two or more races 12% Black 7% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 83% English-only · Spanish 15% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.26%
• Current HPI: 178.7106
• 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

+240.9% since first listed

4 events — show timeline

• 2026-05-08 Relisted — MLSOK
• 2026-04-06 Pending — MLSOK
• 2026-03-25 Listed $148,300 MLSOK
• 2006-03-29 Sold (Public Records) $43,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $514 · -4.6% YoY. Source: county tax records.