902 Banks St · Hammon, OK 73650

$137,900

4 bd · 2.0 ba · 1,404 sqft · SingleFamily · 2 Days on market

Built 2013 Good condition 0.48 ac lot Est $128k · 8% over

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Why this score? — see what drove the D+ 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 +13.8/30.0
• Appreciation +6.0/10.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• ARV discount +3.9/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

If you’re looking for outdoor space this is your house! The backyard is one of the biggest in town and is fully fenced with a large shade tree, covered porch and concrete slab for grilling out. The property includes additional lots to the west inviting you to expand, brick skirting, paved walkway, landscaping and a carport to shelter vehicles. A metal roof and storm shelter offer further peace of mind. Inside you can enjoy an open concept with a large kitchen island, FOUR bedrooms, two baths and backyard access right off the kitchen perfect for an indoor/outdoor gathering. Located in Hammon School District which has a long winning tradition in sports and small class sizes. A short dr

Key facts

• Covered porch
• Fully fenced
• Additional lots

Tags

• OUTDOOR SPACE
• FULLY FENCED
• LARGE SHADE TREE
• COVERED PORCH
• CONCRETE SLAB
• ADDITIONAL LOTS

Property features AI

Finance

• Other: Property listed as active; Living area recorded by assessor
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead eligible
• Home design: Single-family residential property; One level; Move-to-site property
• Construction: Mobile construction; Metal roof; Post-tension foundation
• Exterior features: Covered deck; Open deck; Open patio; Corner lot; Outdoors storm shelter

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $138k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12 ($148/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (11.4% below list).
• Recommended offer: $122k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#192 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Hammon (rural): math 45% / reading 45% proficiency, ranked #54 of 513 in OK (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hammon Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 201 students, 0% FRL); Hammon Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 81 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 45% district-wide (-16 pts) — the specific schools serving this property underperform the Hammon average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($953 loan paydown + $3k appreciation (2.0% local appreciation)).
• Roger Mills County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $122,193 (11.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $127,764
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 N 8th St	0.10mi	3/2.0 (-1)	1,368 (-3%)	2mo	$124,000	$91	84
1101 Smith St	0.17mi	3/1.0 (-1)	1,284 (-8%)	5mo	$95,000	$74	64

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

Projected returns pro-forma

2.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.27×
• Total profit: $10,470
• Equity at exit: $54,616

10-year hold

• IRR: 8.6%
• Equity multiple: 2.17×
• Total profit: $45,212
• Equity at exit: $78,822

Cash invested: $38,612 (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 73650

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$723
• Tax est. 1.5%: −$172 /mo · $2,068/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $12

Break-even live

Break-even rent $1,206

Max offer price $137,900

Occupancy floor 94%

Sensitivity live

Price	-10% $108	-5% $60	+0% $12	+5% $-35	+10% $-83
Rent	-10% $-84	-5% $-36	+0% $12	+5% $61	+10% $109
Rate	-1.0pp $82	-0.5pp $47	base $12	+0.5pp $-23	+1.0pp $-60

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $137,900 Active

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,663
• − Mortgage interest: −$7,725
• − Property taxes: −$2,068
• − Insurance: −$690
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,012
• Taxable loss: −$2,177
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $670/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 · 13 photos

Good 75/100 Cosmetic rehab

This single-family home in Hammon, OK, offers a spacious backyard and a good condition with minimal repairs needed. It's located in a desirable school district and has a good resale and rental potential.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Landscaping the yard — Improves curb appeal and outdoor living space
• Both Upgrading the HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping the yard — Improves curb appeal and outdoor living space ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency ↑

ⓘ 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: Hammon
• NCES district ID: 4013650
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $48,711
• Composite: 40.74/100
• National rank: #7585
• State rank: #54 of 513 in OK

Livability — Hammon

• Score: 64/100
• State rank: #192
• US rank: #14843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hammon, OK
• Population (ZIP): 983

Population outlook (Roger Mills County) Hauer SSP2

• Today (2025): 3,962 people
• By 2030: 4,064 · +2.6%
• By 2040: 4,244 · +7.1%
• By 2050: 4,426 · +11.7%
• By 2075: 4,876 · +23.1%
• By 2100: 5,027 · +26.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 62% Native American 20% Hispanic / Latino 20% Two or more races 8%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Slovak 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · Spanish 6%

Political lean MEDSL · Roger Mills

• 2024 margin: Solid R (+80.1) · D 9.2% · R 89.3% · Other 1.4%
• 2008→2024 swing: -12.2pp toward R · 2008: -67.9pp · 2024: -80.1pp
• All cycles: 2024: R+80.1 2020: R+79.7 2016: R+79.3 2012: R+67.5 2008: R+67.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.03%
• Current HPI: 107.8632
• 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

1 event — show timeline

• 2026-05-26 Listed $137,900 MLSOK