61456 Highway 59

Watts, OK 74964

$375,000B-

3 bd · 2.0 ba · 1,500 sqft · Built 2023 · SingleFamily · Active · 9 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,979/mo
• Mortgage (P&I): −$1,967
• Tax + insurance: −$286
• HOA: −$0
• Vac / Maint / Mgmt: −$836
• Net cashflow: $891/mo
• Annual: $10,693/yr
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• 1% rule: 1.06%
• Cash to close: $105,000

Investor read

• This is a 3-bed/2.0-bath single-family listed at $375k. Condition is rated poor.
• 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).
• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (9.7% local appreciation)).
• 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).
• 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.
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.