711 E Walnut St · Fairview, OK 73737

$175,000

3 bd · 2.0 ba · 1,868 sqft · SingleFamily public records · 15 Days on market

Built 1950 0.38 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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0

Listing remarks MLS

80% Conventional Loan @Farmers & Merchants Nat'l Bank of Fairview, 5% int, 7 yr Balloon 1580 sq ft mol per Courtnouse Records No Concessions pd by seller for buyer Appraised by Jami Brownlee Property sells "As Is-Where Is" Sellers will make no repairs. This house is located in close proximity to the high school campus and also the elementary and middle school complex in Fairview; so good spot for the kiddos! Sits on large lot with very nice backyard. Heat and air units were replaced in 2014. Great potential!

Key facts

• Custom accent wall
• Utility room
• All-new appliances

Tags

• OVERSIZED LIVING AREA
• CUSTOM ACCENT WALL
• ALL-NEW APPLIANCES
• UTILITY ROOM
• UPDATED TILE SHOWER TUB COMBOS
• FLEXIBLE FOURTH BEDROOM

Property features AI

Finance

• Other: Homestead status claimed
• Financial info: Eligible for cash, conventional, Rural Housing Services, or VA financing; Loan qualifying information available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Cable available; Electricity available; Public utilities
• Home design: Single-family residence; One-level home; Faces south
• Construction: Metal siding; Metal roof; Built as existing property; Conventional foundation
• Exterior features: Covered porch; Chain-link fencing; Interior lot

Interior

• Kitchen: Free-standing electric range and oven; Dishwasher
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher included; No fireplace
• Laundry & utility: Garage door lift (mechanical feature)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (36.4% below list).
• Recommended offer: $111k (36.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#22 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Fairview (rural): math 34% / reading 35% proficiency, ranked #40 of 270 in OK (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cornelsen Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 377 students, 0% FRL); Chamberlain Ms (math 32% / reading 37%, grade F, #24 of 345 statewide, top 8%, 167 students, 0% FRL); Fairview Hs (math 34% / reading 34%, grade F, #48 of 447 statewide, top 14%, 211 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $144 of equity ($1k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $65k; list at $175k implies a 169% 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: moderate 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 $111,318 (36.4% 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 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. 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?
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: 0.64% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.61×
• Total profit: $-19,180
• Equity at exit: $45,548

10-year hold

• IRR: -2.3%
• Equity multiple: 0.77×
• Total profit: $-11,189
• Equity at exit: $50,706

Cash invested: $49,000 (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 73737

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-141

Break-even live

Break-even rent $1,292

Max offer price $150,008

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-92	+0% $-141	+5% $-390	+10% $-451
Rent	-10% $-229	-5% $-185	+0% $-141	+5% $-98	+10% $-54
Rate	-1.0pp $-53	-0.5pp $-97	base $-141	+0.5pp $-187	+1.0pp $-233

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $175,000 Active 15 DOM
2. 2026-06-21
   days on market $175,000 Active 14 DOM
3. 2026-06-18
   days on market $175,000 Active 12 DOM
4. 2026-06-17
   days on market $175,000 Active 11 DOM
5. 2026-06-16
   days on market $175,000 Active 10 DOM
6. 2026-06-15
   days on market $175,000 Active 9 DOM
7. 2026-06-13
   days on market $175,000 Active 7 DOM
8. 2026-06-12
   days on market $175,000 Active 6 DOM
9. 2026-06-09
   days on market $175,000 Active 3 DOM
10. 2026-06-08
    days on market $175,000 Active 2 DOM
11. 2026-06-07
    remarks 631-char remark
12. 2026-06-07
    listed $175,000 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: $363 · $30/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$1,212/yr (+$101/mo · 333.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,358
• − Mortgage interest: −$9,803
• − Property taxes: −$363
• − Insurance: −$875
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$5,091
• Taxable loss: −$4,911
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $-519/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: Fairview
• NCES district ID: 4011280
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $47,230
• Composite: 29.67/100
• National rank: #6464
• State rank: #40 of 270 in OK

Livability — Fairview

• Score: 72/100
• State rank: #22
• US rank: #5863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, OK
• Population (ZIP): 3,618

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 9% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Romanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 180.6875
• 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

+276.3% since first listed

4 events — show timeline

• 2026-06-06 Listed $175,000 MLSOK
• 2024-12-05 Sold (Public Records) $65,000 Public Records
• 2017-01-09 Sold (MLS) $32,000 NWOAR
• 2016-11-15 Listed $46,500 NWOAR

Property tax history

+13.4%/yr

Latest (2025): $363 · -0.3% YoY. Source: county tax records.