The rent will really depend on the condition of the propety and the time of year.

That even included AIR CONDITIONING - modern technology!

Student housing just hit roughly 95% occupancy for Fall 2025, while many conventional multifamily assets are still hovering under 90%.That’s a pretty wild gap when you think about it.Even with higher rates and tighter lending conditions, demand for quality, campus-adjacent housing hasn’t slowed down.

Examine the condition of the apartment, Google the tenants and make sure you have scans of the last six months of rent payments. 

Instead of worrying about the label “tornado alley,” focus on the actual property features:How is the roof condition and age?

You can start by comparing recent sales of homes with similar house size and condition, but with varying lot sizes, to get a rough sense of what buyers are actually paying for the extra land.In your case, with a half-acre lot surrounded by larger ones, I’d suggest being conservative with your ARV estimate, maybe trimming it slightly unless you see clear evidence that lot size hasn’t mattered in recent sales.

@Brandi Smith, Here is a decent one from oklahoma.govhttps://oklahoma.gov/content/dam/ok/en/orec/documents/contra...It has a section for additional conditions so be sure to add anything specific to your propertyBe Well!

The ROI is fairly high here as wellBottom line it's all about strategy, location & condition of the homes. 

I first review the sales and/or rent comps, next I review the property condition or get an estimated rehab budget, then I review any other costs such as eviction or liens, and finally I set myself a max offer price.

I think it's too high for the condition.