622 N 14th St · Frederick, OK 73542

$120,000

3 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 5 Days on market

Built 1950 10,000 sqft lot Est $148k · 19% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• 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 MLS

Welcome from the front covered porch, stepping in to the large living room with a flat screen television. A home with approximately 1,876 sq. ft. comfort and classic charm. You find fresh interior and exterior paint, refinished hardwood floors, and new baseboards throughout. The kitchen is a dream, featuring new Samsung stainless steel appliances, including a new microwave, dishwasher, a gas 5 burner range. The refrigerator will stay. New Lifeproof vinyl plank flooring in the kitchen and dining areas. Both bathrooms have been tastefully renovated with new matte black Moen faucets and lighting, as well as new commodes. Fresh lighting, new baseboards, and ceiling fans with remotes add both style and function throughout the home. Relaxing back covered patio with a storm cellar from the master bedroom with a new sliding glass door. Just steps to the large back yard with a double gate and large trees. Additional plus include a large driveway for easy entry the study/felx room. The study features brand-new carpet, a wood burning stove and the laundry with new Whirlpool washer and dryer. This makes it the perfect space for an office, playroom, or extra a 4th bedroom. Enjoy peace of mind with a new roof (installed just 2 months ago), 17 SEER Energy Star HVAC system with a 10-year transferable warranty, and updated electric. Move-In Ready & Fully Updated experience — all the work has been done for you.

Key facts

• Converted garage
• Corner lot
• New roof

Tags

• CORNER LOT
• CONVERTED GARAGE
• NEW ROOF
• NEW HVAC SYSTEM
• HARDWOOD FLOORS
• UPDATED ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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 $89k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.04% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $148,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 N 14th St	0.00mi	3/2.0	1,876 (0%)	10mo	$89,000	$47	92
420 N 18th. St	0.31mi	3/2.0	1,863 (-1%)	8mo	$155,000	$83	78
710 N 16th St	0.15mi	3/2.0	1,980 (+6%)	16mo	$110,000	$56	70
601 Pine Tree Rd	0.30mi	3/2.0	1,966 (+5%)	17mo	$227,500	$116	64
521 N 16th St	0.13mi	3/2.0	1,700 (-9%)	17mo	$192,000	$113	64
18064 Cr Ns 228	0.46mi	3/2.0	2,000 (+7%)	7mo	$650,000	$325	62
322 N 18th St	0.35mi	4/1.0 (+1)	2,035 (+8%)	2mo	$159,900	$79	59
707 E Grand Ave	0.43mi	3/2.0	1,700 (-9%)	11mo	$100,600	$59	55
442 Circle Dr	0.39mi	3/2.0	1,600 (-15%)	3mo	$89,900	$56	54
1415 Cindy St	0.62mi	3/2.0	1,700 (-9%)	2mo	$159,000	$94	54
520 N 17th St	0.23mi	2/2.0 (-1)	2,118 (+13%)	17mo	$147,000	$69	49
107 N 21st St	0.62mi	4/1.0 (+1)	1,600 (-15%)	3mo	$115,000	$72	35

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,373
• Equity at exit: $17,892

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $19,779
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $269

Break-even live

Break-even rent $908

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $337	-5% $303	+0% $269	+5% $235	+10% $201
Rent	-10% $170	-5% $220	+0% $269	+5% $318	+10% $367
Rate	-1.0pp $329	-0.5pp $299	base $269	+0.5pp $238	+1.0pp $206

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-02
   days on market $120,000 Active 5 DOM
2. 2026-06-01
   days on market $120,000 Active 4 DOM
3. 2026-05-31
   days on market $120,000 Active 3 DOM
4. 2026-05-26
   listed $120,000 Active
5. 2025-08-18
   soldstatus $89,000 Closed 1428-char remark

   Show marketing remark (1428 chars)

   Welcome from the front covered porch, stepping in to the large living room with a flat screen television. A home with approximately 1,876 sq. ft. comfort and classic charm. You find fresh interior and exterior paint, refinished hardwood floors, and new baseboards throughout. The kitchen is a dream, featuring new Samsung stainless steel appliances, including a new microwave, dishwasher, a gas 5 burner range. The refrigerator will stay. New Lifeproof vinyl plank flooring in the kitchen and dining areas. Both bathrooms have been tastefully renovated with new matte black Moen faucets and lighting, as well as new commodes. Fresh lighting, new baseboards, and ceiling fans with remotes add both style and function throughout the home. Relaxing back covered patio with a storm cellar from the master bedroom with a new sliding glass door. Just steps to the large back yard with a double gate and large trees. Additional plus include a large driveway for easy entry the study/felx room. The study features brand-new carpet, a wood burning stove and the laundry with new Whirlpool washer and dryer. This makes it the perfect space for an office, playroom, or extra a 4th bedroom. Enjoy peace of mind with a new roof (installed just 2 months ago), 17 SEER Energy Star HVAC system with a 10-year transferable warranty, and updated electric. Move-In Ready & Fully Updated experience — all the work has been done for you.

6. 2025-08-18
   soldstatus $89,000

   Show marketing remark (1428 chars)

   Welcome from the front covered porch, stepping in to the large living room with a flat screen television. A home with approximately 1,876 sq. ft. comfort and classic charm. You find fresh interior and exterior paint, refinished hardwood floors, and new baseboards throughout. The kitchen is a dream, featuring new Samsung stainless steel appliances, including a new microwave, dishwasher, a gas 5 burner range. The refrigerator will stay. New Lifeproof vinyl plank flooring in the kitchen and dining areas. Both bathrooms have been tastefully renovated with new matte black Moen faucets and lighting, as well as new commodes. Fresh lighting, new baseboards, and ceiling fans with remotes add both style and function throughout the home. Relaxing back covered patio with a storm cellar from the master bedroom with a new sliding glass door. Just steps to the large back yard with a double gate and large trees. Additional plus include a large driveway for easy entry the study/felx room. The study features brand-new carpet, a wood burning stove and the laundry with new Whirlpool washer and dryer. This makes it the perfect space for an office, playroom, or extra a 4th bedroom. Enjoy peace of mind with a new roof (installed just 2 months ago), 17 SEER Energy Star HVAC system with a 10-year transferable warranty, and updated electric. Move-In Ready & Fully Updated experience — all the work has been done for you.

7. 2025-08-04
   status Pending 1428-char remark

   Show marketing remark (1428 chars)

   Welcome from the front covered porch, stepping in to the large living room with a flat screen television. A home with approximately 1,876 sq. ft. comfort and classic charm. You find fresh interior and exterior paint, refinished hardwood floors, and new baseboards throughout. The kitchen is a dream, featuring new Samsung stainless steel appliances, including a new microwave, dishwasher, a gas 5 burner range. The refrigerator will stay. New Lifeproof vinyl plank flooring in the kitchen and dining areas. Both bathrooms have been tastefully renovated with new matte black Moen faucets and lighting, as well as new commodes. Fresh lighting, new baseboards, and ceiling fans with remotes add both style and function throughout the home. Relaxing back covered patio with a storm cellar from the master bedroom with a new sliding glass door. Just steps to the large back yard with a double gate and large trees. Additional plus include a large driveway for easy entry the study/felx room. The study features brand-new carpet, a wood burning stove and the laundry with new Whirlpool washer and dryer. This makes it the perfect space for an office, playroom, or extra a 4th bedroom. Enjoy peace of mind with a new roof (installed just 2 months ago), 17 SEER Energy Star HVAC system with a 10-year transferable warranty, and updated electric. Move-In Ready & Fully Updated experience — all the work has been done for you.

8. 2025-07-27
   listed $98,000 Active 1428-char remark

   Show marketing remark (1428 chars)

   Welcome from the front covered porch, stepping in to the large living room with a flat screen television. A home with approximately 1,876 sq. ft. comfort and classic charm. You find fresh interior and exterior paint, refinished hardwood floors, and new baseboards throughout. The kitchen is a dream, featuring new Samsung stainless steel appliances, including a new microwave, dishwasher, a gas 5 burner range. The refrigerator will stay. New Lifeproof vinyl plank flooring in the kitchen and dining areas. Both bathrooms have been tastefully renovated with new matte black Moen faucets and lighting, as well as new commodes. Fresh lighting, new baseboards, and ceiling fans with remotes add both style and function throughout the home. Relaxing back covered patio with a storm cellar from the master bedroom with a new sliding glass door. Just steps to the large back yard with a double gate and large trees. Additional plus include a large driveway for easy entry the study/felx room. The study features brand-new carpet, a wood burning stove and the laundry with new Whirlpool washer and dryer. This makes it the perfect space for an office, playroom, or extra a 4th bedroom. Enjoy peace of mind with a new roof (installed just 2 months ago), 17 SEER Energy Star HVAC system with a 10-year transferable warranty, and updated electric. Move-In Ready & Fully Updated experience — all the work has been done for you.

9. 2025-07-01
   status Active
10. 2025-06-17
    historical Active Under Contract
11. 2025-05-08
    price $98,750
12. 2025-04-09
    price $112,047
13. 2025-03-17
    listed $120,000 Active
14. 2024-10-04
    listed $45,000 Active
15. 2017-10-17
    soldstatus $15,000
16. 2017-05-16
    listed $17,919
17. 2012-01-24
    soldstatus $40,500
18. 2008-05-27
    soldstatus $42,000
19. 2007-05-01
    soldstatus $35,000

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$619/yr (+$52/mo · 134.3%)

ⓘ 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 7 d/yr ≥109°F today · 18 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: $14,985
• − Mortgage interest: −$6,722
• − Property taxes: −$461
• − Insurance: −$600
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,491
• Taxable income: $1,314
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,911/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

+242.9% since first listed

16 events — show timeline

• 2026-05-26 Listed $120,000 FSBO.com
• 2025-08-18 Sold (Public Records) $89,000 Public Records
• 2025-08-18 Sold (MLS) $89,000 MLSOK
• 2025-08-04 Pending — MLSOK
• 2025-07-27 Listed $98,000 MLSOK
• 2025-07-01 Relisted — LBRMLS
• 2025-06-17 Contingent — LBRMLS
• 2025-05-08 Price Changed $98,750 LBRMLS
• 2025-04-09 Price Changed $112,047 LBRMLS
• 2025-03-17 Listed $120,000 LBRMLS
• 2024-10-04 Listed $45,000 LBRMLS
• 2017-10-17 Sold (MLS) $15,000 LBRMLS
• 2017-05-16 Listed $17,919 LBRMLS
• 2012-01-24 Sold (Public Records) $40,500 Public Records
• 2008-05-27 Sold (Public Records) $42,000 Public Records
• 2007-05-01 Sold (Public Records) $35,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $461 · -0.9% YoY. Source: county tax records.