61456 Highway 59 · Watts, OK 74964

$375,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 9 Days on market

Built 2023 Poor condition

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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 +25.6/30.0
• Appreciation +9.9/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0

Listing remarks

Country Living with Modern Comfort on 8+ Acres & acirc; & euro; & ldquo; Just Minutes from Town Welcome home to your private hillside retreat! Nestled in the middle of 8+ scenic acres, this beautifully designed 3-bedroom, 2-bath modern rustic pole barn home offers 1,800 square feet of open-concept living with the perfect blend of comfort, style, and space. Step inside to an inviting layout that feels both spacious and cozy & acirc; & euro; & rdquo; ideal for entertaining or enjoying quiet evenings at home. The modern rustic design brings character and charm, while the open floor plan creates effortless flow throughout the main living areas. Enjoy the peace and pri

Key facts

• 8 scenic acres
• Open floor plan
• Modern rustic design

Tags

• PRIVATE HILLSIDE RETREAT
• 8 SCENIC ACRES
• MODERN RUSTIC DESIGN
• OPEN FLOOR PLAN
• DIRECT HIGHWAY ACCESS
• ROOM FOR ANIMALS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).

Location & tenants

• Location reads 55/100 on livability (#559 in OK) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Watts (rural): math 15% / reading 25% proficiency, ranked #422 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (9.7% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.06% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 3.42×
• Total profit: $253,947
• Equity at exit: $330,495

10-year hold

• IRR: 27.1%
• Equity multiple: 7.68×
• Total profit: $701,137
• Equity at exit: $705,060

Cash invested: $105,000 (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 74964

• Home prices YoY: 2.8%
• Active inventory: 38
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,979 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$836
• Net cashflow: $891

Break-even live

Break-even rent $2,851

Max offer price $375,000

Occupancy floor 73%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22981 Old Hotel Rd Unit 1520955P Siloam Springs, AR	2.0	2.0	1194	$3,979	$3.33	14d	1	1.34mi

Listing history 7 events

1. 2026-06-18
   days on market $375,000 Active 9 DOM
2. 2026-06-17
   days on market $375,000 Active 8 DOM
3. 2026-06-16
   days on market $375,000 Active 7 DOM
4. 2026-06-15
   days on market $375,000 Active 6 DOM
5. 2026-06-14
   days on market $375,000 Active 4 DOM
6. 2026-06-10
   remarks 675-char remark
7. 2026-06-10
   listed $375,000 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: $1,554 · $130/mo
• Projected year-2 tax: $3,375 · $281/mo
• Expected delta: +$1,821/yr (+$152/mo · 117.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,748
• − Mortgage interest: −$21,006
• − Property taxes: −$1,554
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,820
• − Management: −$3,820
• − Depreciation: −$10,909
• Taxable income: $4,764
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $9,550/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 · 2 photos

Poor 20/100 Extensive rehab

The property appears to be in poor condition with extensive repairs and maintenance needed. The lack of visible photos makes it impossible to assess the interior and exterior conditions, but the listing suggests a 3-bedroom, 2-bath home on 8+ acres, which could be a significant selling point if properly renovated.

Repairs flagged

• Major roof — The wet road suggests recent rain, and the lack of visible roof details makes it impossible to assess its condition.
• Major exterior siding — The wet road suggests recent rain, and the lack of visible exterior siding makes it impossible to assess its condition.
• Major interior walls — No interior photos are provided, so the condition cannot be assessed.
• Major flooring — No flooring details are visible in the image.
• Major systems — No system details are visible in the image.
• Major landscaping — No landscaping details are visible in the image.
• Major fencing — No fencing details are visible in the image.

Value-add opportunities

• Both Landscaping and exterior improvements — Aesthetic improvements can enhance both resale and rental value.
• Both Interior updates — Modernizing the interior can attract buyers and renters.
• Both Roof and exterior siding repairs — These repairs are critical for the home's structural integrity and appearance.
• Both Landscaping and fencing — Aesthetic improvements can enhance both resale and rental value.
• Both Interior wall and flooring repairs — These repairs are critical for the home's structural integrity and appearance.
• Both Systems upgrades — Modernizing the systems can enhance the home's functionality and appeal to buyers and renters.
• Both Interior wall and flooring repairs — These repairs are critical for the home's structural integrity and appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The wet road suggests recent rain, and the lack of visible roof details makes it impossible to assess its condition.	Major	$15,000–50,000
exterior siding · The wet road suggests recent rain, and the lack of visible exterior siding makes it impossible to assess its condition.	Major	$15,000–50,000
interior walls · No interior photos are provided, so the condition cannot be assessed.	Major	$15,000–50,000
flooring · No flooring details are visible in the image.	Major	$15,000–50,000
systems · No system details are visible in the image.	Major	$15,000–50,000
landscaping · No landscaping details are visible in the image.	Major	$15,000–50,000
fencing · No fencing details are visible in the image.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Landscaping and exterior improvements — Aesthetic improvements can enhance both resale and rental value. ↑
• Both Interior updates — Modernizing the interior can attract buyers and renters. ↑
• Both Roof and exterior siding repairs — These repairs are critical for the home's structural integrity and appearance. ↑
• Both Landscaping and fencing — Aesthetic improvements can enhance both resale and rental value. ↑
• Both Interior wall and flooring repairs — These repairs are critical for the home's structural integrity and appearance. ↑
• Both Systems upgrades — Modernizing the systems can enhance the home's functionality and appeal to buyers and renters. ↑
• Both Interior wall and flooring repairs — These repairs are critical for the home's structural integrity and appearance. ↑

ⓘ 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: Watts
• NCES district ID: 4031860
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 25% ▲ 10.00%
• Median HH income: $33,112
• Composite: 19.53/100
• National rank: #13933
• State rank: #422 of 513 in OK

Livability — Watts

• Score: 55/100
• State rank: #559
• US rank: #23510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,110

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 58% Native American 24% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Korean 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.73%
• Current HPI: 355.9058
• 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

• 2026-06-09 Listed $375,000 FSBO.com

Property tax history

+197.1%/yr

Latest (2025): $1,554 · -3.7% YoY. Source: county tax records.