921 E Walnut St · Altus, OK 73521

$92,000

5 bd · 2.0 ba · 3,822 sqft · SingleFamily public records · 72 Days on market

Built 1940 6,996 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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Story Home on Spacious Corner Lot with an abundance of Character Throughout! This delightful 5-bedroom, 2-bathroom home is full of character and sits on a large corner lot, offering both space and privacy. Ideally located just minutes from schools, a hospital, and the Air Force Base, this home combines convenience with comfort. Step inside to discover original hardwood floors throughout, preserving the home's timeless charm. The main level features a large, open kitchen perfect for family gatherings, along with a mudroom that includes hookups for your washer and dryer. The bright, expansive dining room is perfect for hosting, while the cozy eat-in kitchen adds a warm, casual space for everyday meals. Relax in one of the two spacious living areas, one of which is highlighted by a beautiful brick fireplace—perfect for cozying up on chilly nights. The main level also includes a large bedroom with three closets, providing ample storage space, as well as a second bedroom that is ideal for a home office, with built-in desk space to meet all your work-from-home needs. Upstairs, you’ll find three more generously sized bedrooms, all featuring vaulted ceilings that create an airy, open feel. The upstairs bathroom is well-appointed, and additional built-in storage and shelving at the top of the stairs add a charming touch. Outside, enjoy the fenced-in backyard, perfect for kids, pets, or gardening. The property includes a detached 1-car garage and a covered carport, providing extra space for parking or storage. This home offers the perfect balance of character, space, and functionality. Don’t miss the opportunity to make it yours—schedule a tour today!

Key facts

• Covered walkway
• Historic home
• 6,996 sq ft lot

Tags

• HISTORIC HOME
• BASEMENT STORM SHELTER
• MULTIPLE LIVING AREAS
• INTERIOR LAUNDRY ROOM
• COVERED WALKWAY

Property features AI

Finance

• Other: Undisclosed homestead status; Property on a 0.1606-acre lot
• Financial info: Listing available As-Is; financing terms include Cash and Conventional; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Water and sewer information not provided; Power information not provided
• Home design: Two-story single-family home facing south; Residential property, existing
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built as existing structure
• Exterior features: Covered patio; Corner and interior lot

Interior

• Kitchen: Free-standing gas range; Free-standing gas oven
• Bedrooms: Five bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Basement; Gas log fireplace; Underground sprinkler

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 Early Childhood Center (390 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: 165 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 $636 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1940 — 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: 1.57% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.20%
• DSCR: 2.17
• GRM: 5.3

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: 19.9%
• Equity multiple: 1.81×
• Total profit: $20,907
• Equity at exit: $13,717

10-year hold

• IRR: 28.2%
• Equity multiple: 3.50×
• Total profit: $64,289
• Equity at exit: $7,954

Cash invested: $25,760 (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: 165
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $563

Break-even live

Break-even rent $735

Max offer price $92,000

Occupancy floor 56%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-21
   status Pending
2. 2026-05-13
   price $92,000
3. 2026-03-10
   price $90,500
4. 2026-03-10
   listed $90,400 Active
5. 2025-11-07
   historical
6. 2025-10-14
   status Active
7. 2025-10-03
   status Pending
8. 2025-09-17
   price $91,900
9. 2025-09-04
   price $95,300
10. 2025-08-28
    price $97,500
11. 2025-08-06
    price $99,500
12. 2025-07-21
    price $101,500
13. 2025-06-25
    price $103,500
14. 2025-05-19
    listed $107,000 Active
15. 2025-01-30
    soldstatus $94,000
16. 2025-01-28
    soldstatus $94,000 Closed 1714-char remark

    Show marketing remark (1714 chars)

    Charming 2-Story Home on Spacious Corner Lot with an abundance of Character Throughout! This delightful 5-bedroom, 2-bathroom home is full of character and sits on a large corner lot, offering both space and privacy. Ideally located just minutes from schools, a hospital, and the Air Force Base, this home combines convenience with comfort. Step inside to discover original hardwood floors throughout, preserving the home's timeless charm. The main level features a large, open kitchen perfect for family gatherings, along with a mudroom that includes hookups for your washer and dryer. The bright, expansive dining room is perfect for hosting, while the cozy eat-in kitchen adds a warm, casual space for everyday meals. Relax in one of the two spacious living areas, one of which is highlighted by a beautiful brick fireplace—perfect for cozying up on chilly nights. The main level also includes a large bedroom with three closets, providing ample storage space, as well as a second bedroom that is ideal for a home office, with built-in desk space to meet all your work-from-home needs. Upstairs, you’ll find three more generously sized bedrooms, all featuring vaulted ceilings that create an airy, open feel. The upstairs bathroom is well-appointed, and additional built-in storage and shelving at the top of the stairs add a charming touch. Outside, enjoy the fenced-in backyard, perfect for kids, pets, or gardening. The property includes a detached 1-car garage and a covered carport, providing extra space for parking or storage. This home offers the perfect balance of character, space, and functionality. Don’t miss the opportunity to make it yours—schedule a tour today!

17. 2025-01-10
    status Pending 1714-char remark

    Show marketing remark (1714 chars)

    Charming 2-Story Home on Spacious Corner Lot with an abundance of Character Throughout! This delightful 5-bedroom, 2-bathroom home is full of character and sits on a large corner lot, offering both space and privacy. Ideally located just minutes from schools, a hospital, and the Air Force Base, this home combines convenience with comfort. Step inside to discover original hardwood floors throughout, preserving the home's timeless charm. The main level features a large, open kitchen perfect for family gatherings, along with a mudroom that includes hookups for your washer and dryer. The bright, expansive dining room is perfect for hosting, while the cozy eat-in kitchen adds a warm, casual space for everyday meals. Relax in one of the two spacious living areas, one of which is highlighted by a beautiful brick fireplace—perfect for cozying up on chilly nights. The main level also includes a large bedroom with three closets, providing ample storage space, as well as a second bedroom that is ideal for a home office, with built-in desk space to meet all your work-from-home needs. Upstairs, you’ll find three more generously sized bedrooms, all featuring vaulted ceilings that create an airy, open feel. The upstairs bathroom is well-appointed, and additional built-in storage and shelving at the top of the stairs add a charming touch. Outside, enjoy the fenced-in backyard, perfect for kids, pets, or gardening. The property includes a detached 1-car garage and a covered carport, providing extra space for parking or storage. This home offers the perfect balance of character, space, and functionality. Don’t miss the opportunity to make it yours—schedule a tour today!

18. 2025-01-03
    status Active 1714-char remark

    Show marketing remark (1714 chars)

    Charming 2-Story Home on Spacious Corner Lot with an abundance of Character Throughout! This delightful 5-bedroom, 2-bathroom home is full of character and sits on a large corner lot, offering both space and privacy. Ideally located just minutes from schools, a hospital, and the Air Force Base, this home combines convenience with comfort. Step inside to discover original hardwood floors throughout, preserving the home's timeless charm. The main level features a large, open kitchen perfect for family gatherings, along with a mudroom that includes hookups for your washer and dryer. The bright, expansive dining room is perfect for hosting, while the cozy eat-in kitchen adds a warm, casual space for everyday meals. Relax in one of the two spacious living areas, one of which is highlighted by a beautiful brick fireplace—perfect for cozying up on chilly nights. The main level also includes a large bedroom with three closets, providing ample storage space, as well as a second bedroom that is ideal for a home office, with built-in desk space to meet all your work-from-home needs. Upstairs, you’ll find three more generously sized bedrooms, all featuring vaulted ceilings that create an airy, open feel. The upstairs bathroom is well-appointed, and additional built-in storage and shelving at the top of the stairs add a charming touch. Outside, enjoy the fenced-in backyard, perfect for kids, pets, or gardening. The property includes a detached 1-car garage and a covered carport, providing extra space for parking or storage. This home offers the perfect balance of character, space, and functionality. Don’t miss the opportunity to make it yours—schedule a tour today!

19. 2024-11-27
    status Pending 1714-char remark

    Show marketing remark (1714 chars)

    Charming 2-Story Home on Spacious Corner Lot with an abundance of Character Throughout! This delightful 5-bedroom, 2-bathroom home is full of character and sits on a large corner lot, offering both space and privacy. Ideally located just minutes from schools, a hospital, and the Air Force Base, this home combines convenience with comfort. Step inside to discover original hardwood floors throughout, preserving the home's timeless charm. The main level features a large, open kitchen perfect for family gatherings, along with a mudroom that includes hookups for your washer and dryer. The bright, expansive dining room is perfect for hosting, while the cozy eat-in kitchen adds a warm, casual space for everyday meals. Relax in one of the two spacious living areas, one of which is highlighted by a beautiful brick fireplace—perfect for cozying up on chilly nights. The main level also includes a large bedroom with three closets, providing ample storage space, as well as a second bedroom that is ideal for a home office, with built-in desk space to meet all your work-from-home needs. Upstairs, you’ll find three more generously sized bedrooms, all featuring vaulted ceilings that create an airy, open feel. The upstairs bathroom is well-appointed, and additional built-in storage and shelving at the top of the stairs add a charming touch. Outside, enjoy the fenced-in backyard, perfect for kids, pets, or gardening. The property includes a detached 1-car garage and a covered carport, providing extra space for parking or storage. This home offers the perfect balance of character, space, and functionality. Don’t miss the opportunity to make it yours—schedule a tour today!

20. 2024-11-14
    listed $98,000 Active 1714-char remark

    Show marketing remark (1714 chars)

    Charming 2-Story Home on Spacious Corner Lot with an abundance of Character Throughout! This delightful 5-bedroom, 2-bathroom home is full of character and sits on a large corner lot, offering both space and privacy. Ideally located just minutes from schools, a hospital, and the Air Force Base, this home combines convenience with comfort. Step inside to discover original hardwood floors throughout, preserving the home's timeless charm. The main level features a large, open kitchen perfect for family gatherings, along with a mudroom that includes hookups for your washer and dryer. The bright, expansive dining room is perfect for hosting, while the cozy eat-in kitchen adds a warm, casual space for everyday meals. Relax in one of the two spacious living areas, one of which is highlighted by a beautiful brick fireplace—perfect for cozying up on chilly nights. The main level also includes a large bedroom with three closets, providing ample storage space, as well as a second bedroom that is ideal for a home office, with built-in desk space to meet all your work-from-home needs. Upstairs, you’ll find three more generously sized bedrooms, all featuring vaulted ceilings that create an airy, open feel. The upstairs bathroom is well-appointed, and additional built-in storage and shelving at the top of the stairs add a charming touch. Outside, enjoy the fenced-in backyard, perfect for kids, pets, or gardening. The property includes a detached 1-car garage and a covered carport, providing extra space for parking or storage. This home offers the perfect balance of character, space, and functionality. Don’t miss the opportunity to make it yours—schedule a tour today!

21. 2001-11-19
    soldstatus $71,000

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$110/yr (+$9/mo · 15.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $17,364
• − Mortgage interest: −$5,153
• − Property taxes: −$718
• − Insurance: −$460
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$2,676
• Taxable income: $5,578
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,411/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

+29.6% since first listed

21 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-05-13 Price Changed $92,000 MLSOK
• 2026-03-10 Price Changed $90,500 MLSOK
• 2026-03-10 Listed $90,400 MLSOK
• 2025-11-07 Listing Removed — MLSOK
• 2025-10-14 Relisted — MLSOK
• 2025-10-03 Pending — MLSOK
• 2025-09-17 Price Changed $91,900 MLSOK
• 2025-09-04 Price Changed $95,300 MLSOK
• 2025-08-28 Price Changed $97,500 MLSOK
• 2025-08-06 Price Changed $99,500 MLSOK
• 2025-07-21 Price Changed $101,500 MLSOK
• 2025-06-25 Price Changed $103,500 MLSOK
• 2025-05-19 Listed $107,000 MLSOK
• 2025-01-30 Sold (Public Records) $94,000 Public Records
• 2025-01-28 Sold (MLS) $94,000 MLSOK
• 2025-01-10 Pending — MLSOK
• 2025-01-03 Relisted — MLSOK
• 2024-11-27 Pending — MLSOK
• 2024-11-14 Listed $98,000 MLSOK
• 2001-11-19 Sold (Public Records) $71,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $718 · -0.6% YoY. Source: county tax records.