282187 Oliver Dr · Sunray, OK 73529

$119,900

4 bd · 2.0 ba · 2,300 sqft · SingleFamily · 44 Days on market

Built 1957 Fair condition 1.87 ac lot Est $156k · 23% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Appreciation +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks MLS

Rare investment opportunity featuring a 2,256 sq ft home situated on almost 2 acres. This home has been loved by the same family for many years. Very recently vacated. The roof was replaced in 2025. Any family will love the spacious floor plan with 3 bedrooms plus bonus room or 4th bedroom. Being sold as is and just waiting for your TLC touch to make it home. The country views from the back porch will have you sweet tea sippin' and rockin chair rockin.

Key facts

• 1.87 acre lot
• 2 garage spots
• Built 1957

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage with garage door opener
• Utilities: Natural gas available
• Home design: Single family residence; One and one-half story; Brick veneer construction
• Construction: Composition roof
• Exterior features: Covered porch; Chain link and wire fencing; Shed(s)

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Gas water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Walk-in closets
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Comanche (rural): math 18% / reading 20% proficiency, ranked #180 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 24 active listings in the ZIP; 17 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $3k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 44 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $156,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
282531 Sunray Dr	0.42mi	3/3.0 (-1)	2,288 (-0%)	8mo	$140,100	$61	64
281808 E 1800 Rd	0.46mi	3/2.0 (-1)	2,196 (-4%)	19mo	$150,000	$68	50

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

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.73×
• Total profit: $24,667
• Equity at exit: $49,067

10-year hold

• IRR: 15.9%
• Equity multiple: 3.17×
• Total profit: $73,014
• Equity at exit: $72,047

Cash invested: $33,572 (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 73529

• Home prices YoY: 0.9%
• Active inventory: 24
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $232

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 78%

Sensitivity live

Price	-10% $315	-5% $273	+0% $232	+5% $190	+10% $149
Rent	-10% $126	-5% $179	+0% $232	+5% $285	+10% $338
Rate	-1.0pp $292	-0.5pp $262	base $232	+0.5pp $201	+1.0pp $169

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,900 Active 44 DOM
2. 2026-06-18
   days on market $119,900 Active 43 DOM
3. 2026-06-17
   days on market $119,900 Active 42 DOM
4. 2026-06-16
   days on market $119,900 Active 41 DOM
5. 2026-06-15
   days on market $119,900 Active 40 DOM
6. 2026-06-14
   days on market $119,900 Active 38 DOM
7. 2026-06-12
   days on market $119,900 Active 37 DOM
8. 2026-06-09
   days on market $119,900 Active 34 DOM
9. 2026-06-08
   days on market $119,900 Active 33 DOM
10. 2026-06-07
    days on market $119,900 Active 32 DOM
11. 2026-06-05
    days on market $119,900 Active 30 DOM
12. 2026-06-03
    days on market $119,900 Active 28 DOM
13. 2026-06-02
    days on market $119,900 Active 27 DOM
14. 2026-06-01
    days on market $119,900 Active 26 DOM
15. 2026-05-31
    days on market $119,900 Active 25 DOM
16. 2026-05-30
    days on market $119,900 Active 24 DOM
17. 2026-05-05
    listed $119,900 Active

    Show marketing remark (457 chars)

    Rare investment opportunity featuring a 2,256 sq ft home situated on almost 2 acres. This home has been loved by the same family for many years. Very recently vacated. The roof was replaced in 2025. Any family will love the spacious floor plan with 3 bedrooms plus bonus room or 4th bedroom. Being sold as is and just waiting for your TLC touch to make it home. The country views from the back porch will have you sweet tea sippin' and rockin chair rockin.

18. 2026-05-05
    listed $119,900 Active 457-char remark

    Show marketing remark (457 chars)

    Rare investment opportunity featuring a 2,256 sq ft home situated on almost 2 acres. This home has been loved by the same family for many years. Very recently vacated. The roof was replaced in 2025. Any family will love the spacious floor plan with 3 bedrooms plus bonus room or 4th bedroom. Being sold as is and just waiting for your TLC touch to make it home. The country views from the back porch will have you sweet tea sippin' and rockin chair rockin.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $16,106
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,488
• Taxable income: $927
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,558/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This home is in fair condition with some repairs and maintenance needed. It has a spacious floor plan and a large lot, making it a great investment opportunity.

Repairs flagged

• Major Exterior paint — The exterior siding and paint appear to be in fair condition, with some discoloration and wear.
• Major Interior paint — The interior walls and paint appear to be in average condition, with some discoloration.
• Major Landscaping — The landscaping and curb appeal appear to be in average condition, with some overgrown areas and lack of maintenance.

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Resale Paint interior — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Both Landscaping — Fresh landscaping can enhance the home's curb appeal and make it more attractive to potential buyers and renters alike.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · The exterior siding and paint appear to be in fair condition, with some discoloration and wear.	Major	$15,000–50,000
Interior paint · The interior walls and paint appear to be in average condition, with some discoloration.	Major	$15,000–50,000
Landscaping · The landscaping and curb appeal appear to be in average condition, with some overgrown areas and lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Paint interior — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Landscaping — Fresh landscaping can enhance the home's curb appeal and make it more attractive to potential buyers and renters alike. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Comanche
• NCES district ID: 4008460
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,087
• Composite: 16.32/100
• National rank: #9210
• State rank: #180 of 270 in OK

Livability — Sunray

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sunray, OK
• Population (ZIP): 4,757

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 44,528 people
• By 2030: 44,300 · -0.5%
• By 2040: 43,971 · -1.3%
• By 2050: 43,954 · -1.3%
• By 2075: 44,982 · +1.0%
• By 2100: 45,259 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 5% Native American 4%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -52.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+65.1 2016: R+62.0 2012: R+53.2 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 253.0419
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-05 Listed $119,900 DAOR
• 2026-05-05 Listed $119,900 LBRMLS