110 Wonder Dr · Walters, OK 73572

$160,000

3 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 6 Days on market

Built 1975 0.70 ac lot

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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 +11.5/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.1/10.0

Listing remarks

Charming Country Living In Walters, OK! Welcome to this spacious 3-bedroom, 2-bath brick home built in 1975, offering approximately 1,600 square feet of living space on a large lot of nearly one acre in the peaceful small-town community of Walters, Oklahoma. Located just inside city limits and within the Walters Public School District, this total electric property is priced to sell at just $160,000 and offers incredible potential as a forever home or continued income-producing rental property. Inside, you’ll find: ? Two separate living areas ? Vaulted/peaked ceilings in the main sunken living room ? Beautiful wood paneling and built-in cabinetry in the second living area ? Wrought i

Key facts

• Wrought iron railing
• Built-in cabinetry
• Large lot

Tags

• LARGE LOT
• TWO SEPARATE LIVING AREAS
• VAULTED CEILINGS
• BUILT-IN CABINETRY
• WROUGHT IRON RAILING
• ARCHED FRONT WINDOWS

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage with garage door opener; Circular driveway; Also has open parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; One story
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built as a residential single family home
• Exterior features: Patio; Storm door(s); Public maintained road frontage on a city street; R-1 single family zoning

Interior

• Kitchen: Cooktop; Oven; Refrigerator; Electric water heater
• Flooring: Ceramic tile; Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Smoke and carbon monoxide detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-51 ($-618/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (26.9% below list).
• Recommended offer: $117k (26.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#165 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Walters (town): math 22% / reading 25% proficiency, ranked #122 of 270 in OK (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walters Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 274 students, 0% FRL); Walters Ms (math 12% / reading 22%, grade F, #193 of 345 statewide, top 60%, 140 students, 0% FRL); Walters Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 196 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.9% local appreciation)).
• Cotton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,993 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — 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 F-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. 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?
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: 0.73% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.93×
• Total profit: $41,583
• Equity at exit: $99,230

10-year hold

• IRR: 14.3%
• Equity multiple: 3.79×
• Total profit: $125,101
• Equity at exit: $178,793

Cash invested: $44,800 (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 73572

• Home prices YoY: 3.1%
• Active inventory: 19
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-51

Break-even live

Break-even rent $1,235

Max offer price $150,906

Occupancy floor 99%

Sensitivity live

Price	-10% $39	-5% $-6	+0% $-51	+5% $-97	+10% $-142
Rent	-10% $-144	-5% $-98	+0% $-51	+5% $-5	+10% $41
Rate	-1.0pp $29	-0.5pp $-11	base $-51	+0.5pp $-93	+1.0pp $-135

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   status $160,000 Pending 6 DOM
2. 2026-06-18
   days on market $160,000 Active 6 DOM
3. 2026-06-17
   days on market $160,000 Active 5 DOM
4. 2026-06-16
   days on market $160,000 Active 4 DOM
5. 2026-06-15
   days on market $160,000 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $160,000 Active 1 DOM

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$600/yr (+$50/mo · 71.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,039
• − Mortgage interest: −$8,962
• − Property taxes: −$840
• − Insurance: −$800
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$4,655
• Taxable loss: −$3,464
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $214/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: Walters
• NCES district ID: 4031470
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $48,681
• Composite: 20.68/100
• National rank: #8530
• State rank: #122 of 270 in OK

Livability — Walters

• Score: 64/100
• State rank: #165
• US rank: #13750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walters, OK
• Population (ZIP): 3,194

Population outlook (Cotton County) Hauer SSP2

• Today (2025): 5,847 people
• By 2030: 5,759 · -1.5%
• By 2040: 5,619 · -3.9%
• By 2050: 5,550 · -5.1%
• By 2075: 5,839 · -0.1%
• By 2100: 6,503 · +11.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 12% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Italian 2% European 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Cotton

• 2024 margin: Solid R (+66.8) · D 15.6% · R 82.5% · Other 1.9%
• 2008→2024 swing: -22.4pp toward R · 2008: -44.4pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+67.0 2016: R+62.6 2012: R+46.4 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.87%
• Current HPI: 193.3992
• 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

+146.2% since first listed

2 events — show timeline

• 2026-06-04 Listed $160,000 LBRMLS
• 2003-03-19 Sold (Public Records) $65,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $840 · +5.1% YoY. Source: county tax records.