303 E Oklahoma St · Walters, OK 73572

$59,900

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 237 Days on market

Built 1930 7,000 sqft lot Est $117k · 49% under ↓ 20% since listing

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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

For more information about this home call Real Estate Experts LLC at 580 248 2600 or visit staceandreedy.com. This home is priced below market because of the work that needs to be done. You can have instant equity once you purchase the home, or the seller will give allowance that can be factored into your finances to make it your own design. The home offers 3 bedrooms 1.5 baths, large Living room, spacious kitchen and dining room. Outside you have a large corner lot, circle drive, 2 bay carport, 20X20 workshop that can be converted to a 2-car garage, mature landscaping and more. The owner has made improvements to the home over the years to include double pane windows, HVAC, whirlpool tub an

Key facts

• 7,000 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Carport for 2 vehicles; Open parking; No garage; Garage door opener; Circular driveway; Driveway
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story
• Construction: Composition roof; Crawl space foundation
• Exterior features: Covered patio; Patio; Porch; Storm door(s); Chain link and wood fencing; Workshop

Interior

• Kitchen: Cooktop; Dishwasher
• Bedrooms: Walk-in closet(s) (in bedroom)
• Flooring: Ceramic tile; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Breakfast bar; Walk-in closet(s); Pantry; Double-pane windows; Window coverings
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% 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 $4k of equity ($414 loan paydown + $4k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
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: 1.94% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.08%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $117,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 W Colorado St	0.40mi	3/1.0	1,497 (-0%)	3mo	$45,000	$30	74
460 E Iowa St	0.19mi	3/1.0	1,500 (-0%)	18mo	$135,000	$90	72
514 E Washington Ave	0.50mi	3/1.5	1,500 (-0%)	9mo	$89,500	$60	67
416 E Iowa St	0.10mi	3/1.0	1,300 (-14%)	3mo	$152,000	$117	66
227 E California St	0.22mi	3/1.0	1,336 (-11%)	2mo	$65,000	$49	66
603 E California St	0.40mi	3/2.0	1,400 (-7%)	8mo	$133,600	$95	63
201 W Nebraska Ave	0.42mi	3/1.0	1,393 (-7%)	6mo	$88,000	$63	59
104 S Ross St	0.23mi	3/1.0	1,326 (-12%)	11mo	$53,000	$40	57
227 E Ohio	0.64mi	3/1.5	1,400 (-7%)	4mo	$109,000	$78	53
312 E California	0.25mi	2/2.0 (-1)	1,389 (-8%)	21mo	$65,000	$47	53
606 E Indiana St	0.65mi	3/2.0	1,700 (+13%)	11mo	$170,000	$100	38
120 E Indiana	0.62mi	2/2.0 (-1)	1,300 (-14%)	9mo	$140,000	$108	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: 49.6%
• Equity multiple: 4.13×
• Total profit: $52,477
• Equity at exit: $37,149

10-year hold

• IRR: 46.6%
• Equity multiple: 8.54×
• Total profit: $126,520
• Equity at exit: $66,936

Cash invested: $16,772 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $560

Break-even live

Break-even rent $455

Max offer price $59,900

Occupancy floor 47%

Sensitivity live

Price	-10% $594	-5% $577	+0% $560	+5% $543	+10% $526
Rent	-10% $468	-5% $514	+0% $560	+5% $606	+10% $652
Rate	-1.0pp $590	-0.5pp $575	base $560	+0.5pp $545	+1.0pp $529

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $59,900 Active 237 DOM
2. 2026-06-19
   days on market $59,900 Active 235 DOM
3. 2026-06-18
   days on market $59,900 Active 234 DOM
4. 2026-06-17
   days on market $59,900 Active 233 DOM
5. 2026-06-16
   days on market $59,900 Active 232 DOM
6. 2026-06-15
   days on market $59,900 Active 231 DOM
7. 2026-06-14
   days on market $59,900 Active 229 DOM
8. 2026-06-13
   days on market $59,900 Active 228 DOM
9. 2026-06-10
   days on market $59,900 Active 226 DOM
10. 2026-06-09
    days on market $59,900 Active 225 DOM
11. 2026-06-08
    days on market $59,900 Active 224 DOM
12. 2026-06-07
    days on market $59,900 Active 223 DOM
13. 2026-06-05
    days on market $59,900 Active 220 DOM
14. 2026-06-03
    days on market $59,900 Active 219 DOM
15. 2026-06-02
    days on market $59,900 Active 218 DOM
16. 2026-06-01
    days on market $59,900 Active 217 DOM
17. 2026-05-31
    days on market $59,900 Active 216 DOM
18. 2026-05-30
    days on market $59,900 Active 215 DOM
19. 2026-05-18
    price $59,900
20. 2026-04-22
    price $70,000
21. 2025-10-23
    listed $75,000 Active

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$299/yr (+$25/mo · 124.6%)

ⓘ 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 ≥110°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: $13,962
• − Mortgage interest: −$3,355
• − Property taxes: −$240
• − Insurance: −$300
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$1,743
• Taxable income: $6,091
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $5,260/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

-20.1% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $59,900 LBRMLS
• 2026-04-22 Price Changed $70,000 LBRMLS
• 2025-10-23 Listed $75,000 LBRMLS

Property tax history

-0.4%/yr

Latest (2025): $240 · -0.8% YoY. Source: county tax records.