707 N 15th St · Frederick, OK 73542

$89,900

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 34 Days on market

Built 1950 3,484 sqft lot Est $140k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Original hardwood floors, large open kitchen & dining, secluded master make this home special. Home has lots of storage. Two-car garage, fenced backyard, single carport and storm cellar under covered patio. This home is very spacious and close to schools.

Key facts

• Covered patio
• Storm shelter
• Cozy fireplace

Tags

• COZY FIREPLACE
• BAR SEATING
• COVERED PATIO
• STORM SHELTER
• CHAIN LINK FENCED YARD
• EXCELLENT LOCATION

Property features AI

Exterior

• Parking: 3 total parking spaces; 1-car garage with rear-facing garage door and opener; 2-car carport (covered)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Updated/remodeled
• Construction: Stucco construction; Composition roof
• Exterior features: Covered porch; Chain-link fence; Shed

Interior

• Kitchen: Double oven; Dishwasher; Disposal; Range hood
• Flooring: Ceramic tile; Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air; Electric cooling; Attic fan; Ceiling fans
• Interior features: Double pane windows; Wood-burning fireplace; Crawl space
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (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, schools D-, amenities 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.
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $57k; list at $90k implies a 58% 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 1.38% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.45%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $140,304
• 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	0.06mi	3/2.0	1,876 (+6%)	10mo	$89,000	$47	79
521 N 16th St	0.13mi	3/2.0	1,700 (-4%)	17mo	$192,000	$113	73
420 N 18th. St	0.29mi	3/2.0	1,863 (+5%)	8mo	$155,000	$83	72
1415 Cindy St	0.57mi	3/2.0	1,700 (-4%)	2mo	$159,000	$94	65
442 Circle Dr	0.37mi	3/2.0	1,600 (-10%)	3mo	$89,900	$56	64
710 N 16th St	0.10mi	3/2.0	1,980 (+12%)	16mo	$110,000	$56	63
707 E Grand Ave	0.46mi	3/2.0	1,700 (-4%)	10mo	$100,600	$59	63
601 Pine Tree Rd	0.25mi	3/2.0	1,966 (+11%)	17mo	$227,500	$116	56
18064 Cr Ns 228	0.52mi	3/2.0	2,000 (+13%)	6mo	$650,000	$325	49
322 N 18th St	0.34mi	4/1.0 (+1)	2,035 (+15%)	2mo	$159,900	$79	49
107 N 21st St	0.61mi	4/1.0 (+1)	1,600 (-10%)	3mo	$115,000	$72	43
1523 Cindy St	0.64mi	2/2.0 (-1)	1,700 (-4%)	18mo	$133,000	$78	43

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $12,734
• Equity at exit: $13,404

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $46,179
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $429

Break-even live

Break-even rent $700

Max offer price $89,900

Occupancy floor 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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $89,900 Active 34 DOM
2. 2026-06-13
   days on market $89,900 Active 32 DOM
3. 2026-06-12
   days on market $89,900 Active 31 DOM
4. 2026-06-09
   days on market $89,900 Active 28 DOM
5. 2026-06-08
   days on market $89,900 Active 27 DOM
6. 2026-06-08
   days on market $89,900 Active 26 DOM
7. 2026-06-07
   days on market $89,900 Active 25 DOM
8. 2026-06-04
   days on market $89,900 Active 22 DOM
9. 2026-06-02
   days on market $89,900 Active 21 DOM
10. 2026-06-01
    days on market $89,900 Active 20 DOM
11. 2026-05-31
    days on market $89,900 Active 19 DOM
12. 2026-05-10
    listed $89,900 Active
13. 2020-08-17
    soldstatus $57,000
14. 2020-08-14
    soldstatus $57,000 262-char remark

    Show marketing remark (262 chars)

    Original hardwood floors, large open kitchen & dining, secluded master make this home special. Home has lots of storage. Two-car garage, fenced backyard, single carport and storm cellar under covered patio. This home is very spacious and close to schools.

15. 2019-02-13
    listed $55,000 262-char remark

    Show marketing remark (262 chars)

    Original hardwood floors, large open kitchen & dining, secluded master make this home special. Home has lots of storage. Two-car garage, fenced backyard, single carport and storm cellar under covered patio. This home is very spacious and close to schools.

16. 2003-08-26
    soldstatus $44,887

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$284/yr (+$24/mo · 54.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 20 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: $14,912
• − Mortgage interest: −$5,036
• − Property taxes: −$525
• − Insurance: −$450
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,615
• Taxable income: $3,900
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $4,212/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

+100.3% since first listed

5 events — show timeline

• 2026-05-10 Listed $89,900 LBRMLS
• 2020-08-17 Sold (Public Records) $57,000 Public Records
• 2020-08-14 Sold (MLS) $57,000 LBRMLS
• 2019-02-13 Listed $55,000 LBRMLS
• 2003-08-26 Sold (Public Records) $44,887 Public Records

Property tax history

+2.8%/yr

Latest (2025): $525 · +4.4% YoY. Source: county tax records.