1001 S 13th St · Frederick, OK 73542

$57,000

2 bd · 1.0 ba · 714 sqft · SingleFamily public records · 33 Days on market

Built 1950 8,000 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +3.3/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-bedroom, 1-bath home situated on a large fenced corner lot! This move-in ready property features new roof in 2023, fresh paint, new flooring throughout, a 1-car garage, and a cellar for extra storage or storm shelter use. Spacious yard offers plenty of room for pets, gardening, or outdoor entertaining. Conveniently located and ready for its new owners. Don’t miss this great opportunity!

Key facts

• Spacious yard
• Fresh paint
• New flooring

Tags

• NEW ROOF
• FRESH PAINT
• NEW FLOORING
• LARGE FENCED CORNER LOT
• CELLAR FOR EXTRA STORAGE
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Detached or attached garage with 1 covered parking space (1 total parking space); Garage with door opener
• Home design: Single-family residence; One level; Frame construction
• Construction: Frame construction
• Exterior features: Lot of about 8,000 square feet (0.1837 acres)

Interior

• Bathrooms: 1 full bathroom
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($814 rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#304 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Frederick (town): math 41% / reading 28% proficiency, ranked #46 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Frederick Es (math 57% / reading 27%, grade F, #84 of 845 statewide, top 11%, 386 students, 0% FRL); Frederick Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 174 students, 0% FRL); Frederick Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 250 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tillman County population projected to shrink 8% 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 $16k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $8k; list at $57k implies a 660% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1950 — 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. Crime grade is D 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: 1.43% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.76%
• DSCR: 2.01
• GRM: 5.8

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $10,024
• Equity at exit: $8,499

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $33,472
• Equity at exit: $4,928

Cash invested: $15,960 (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 73542

• Home prices YoY: -2.0%
• Active inventory: 31
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $814 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $303

Break-even live

Break-even rent $431

Max offer price $57,000

Occupancy floor 58%

Sensitivity live

Price	-10% $335	-5% $319	+0% $303	+5% $287	+10% $270
Rent	-10% $238	-5% $271	+0% $303	+5% $335	+10% $367
Rate	-1.0pp $331	-0.5pp $317	base $303	+0.5pp $288	+1.0pp $273

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $57,000 Active 33 DOM
2. 2026-06-18
   days on market $57,000 Active 31 DOM
3. 2026-06-17
   days on market $57,000 Active 30 DOM
4. 2026-06-16
   days on market $57,000 Active 29 DOM
5. 2026-06-15
   days on market $57,000 Active 28 DOM
6. 2026-06-13
   days on market $57,000 Active 26 DOM
7. 2026-06-12
   days on market $57,000 Active 25 DOM
8. 2026-06-09
   days on market $57,000 Active 22 DOM
9. 2026-06-08
   days on market $57,000 Active 21 DOM
10. 2026-06-08
    days on market $57,000 Active 20 DOM
11. 2026-06-07
    days on market $57,000 Active 19 DOM
12. 2026-06-04
    days on market $57,000 Active 16 DOM
13. 2026-06-02
    days on market $57,000 Active 15 DOM
14. 2026-06-01
    days on market $57,000 Active 14 DOM
15. 2026-05-31
    days on market $57,000 Active 13 DOM
16. 2026-05-13
    listed $57,000 Active
17. 2024-07-01
    listed $40,000 Active
18. 2003-08-04
    soldstatus $7,500

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: +$300/yr (+$25/mo · 140.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥109°F today · 18 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: $9,769
• − Mortgage interest: −$3,193
• − Property taxes: −$213
• − Insurance: −$285
• − Repairs & maintenance: −$782
• − Management: −$782
• − Depreciation: −$1,658
• Taxable income: $2,857
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $2,947/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: Frederick
• NCES district ID: 4012150
• Math proficiency: 41% ▼ -2.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $34,495
• Composite: 28.52/100
• National rank: #6735
• State rank: #46 of 270 in OK

Livability — Frederick

• Score: 61/100
• State rank: #304
• US rank: #17869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frederick, OK
• Population (ZIP): 4,167

Population outlook (Tillman County) Hauer SSP2

• Today (2025): 6,949 people
• By 2030: 6,737 · -3.1%
• By 2040: 6,402 · -7.9%
• By 2050: 6,364 · -8.4%
• By 2075: 7,335 · +5.6%
• By 2100: 9,166 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Hispanic / Latino 31% Two or more races 13% Black 9% Native American 3%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% European 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Tillman

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -23.8pp toward R · 2008: -35.6pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.6 2016: R+47.6 2012: R+33.4 2008: R+35.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.32%
• Current HPI: 159.0458
• 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

+660.0% since first listed

3 events — show timeline

• 2026-05-13 Listed $57,000 LBRMLS
• 2024-07-01 Listed $40,000 LBRMLS
• 2003-08-04 Sold (Public Records) $7,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $213 · +6.0% YoY. Source: county tax records.