305 N 10th St · Hartshorne, OK 74547

$140,000

3 bd · 1.0 ba · 1,626 sqft · SingleFamily public records · 136 Days on market

Built 1978 9,800 sqft lot Est $115k · 21% over

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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 +17.0/30.0
• Appreciation +8.1/10.0
• DSCR +5.3/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Shaded by mature trees, this welcoming home invites you in from the moment you arrive. Inside, you’ll find a comfortable layout with 3 bedrooms plus an extra room with a closet off the laundry area — perfect for a home office, craft room, or guest space. The large eat-in kitchen is the heart of the home, offering plenty of room for family meals and everyday gatherings. The stove and refrigerator are already included, so you can move right in and start cooking your favorite meals. With a little love and your own personal touch, this home could be just what you’ve been looking for. Come take a look and imagine making it your own.

Key facts

• 9,800 sq ft lot
• Built 1978
• Listed 136 days

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered porch

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Tile; Vinyl; Wood veneer
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Aluminum window frames; Bay window(s); Electric oven connection; Other interior features
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (15.0% below list).
• Recommended offer: $119k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#391 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hartshorne (town): math 6% / reading 9% proficiency, ranked #257 of 270 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($968 loan paydown + $9k appreciation (6.3% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $28k; list at $140k implies a 391% gain — meaningful room to come down on a strong offer.

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 $118,947 (15.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $115,446
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Kali Inla	0.48mi	3/1.5	1,572 (-3%)	10mo	$154,900	$99	62
710 Kiowa St	0.27mi	3/2.0	1,501 (-8%)	13mo	$163,000	$109	60
408 S 10th	0.44mi	3/2.0	1,456 (-10%)	2mo	$174,000	$120	56
1001 Carbon Rd	0.38mi	3/1.0	1,396 (-14%)	11mo	$99,000	$71	50
1025 Kali Inla Ave	0.33mi	2/2.0 (-1)	1,428 (-12%)	9mo	$55,000	$39	48
821 Raymond Ave	0.60mi	3/2.0	1,538 (-5%)	17mo	$39,000	$25	45
1015 Kali Inla Ave	0.30mi	2/2.0 (-1)	1,473 (-9%)	22mo	$95,000	$64	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.24×
• Total profit: $48,790
• Equity at exit: $90,615

10-year hold

• IRR: 17.8%
• Equity multiple: 4.52×
• Total profit: $138,113
• Equity at exit: $166,623

Cash invested: $39,200 (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 74547

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $94

Break-even live

Break-even rent $1,071

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $173	-5% $133	+0% $94	+5% $54	+10% $15
Rent	-10% $0	-5% $47	+0% $94	+5% $141	+10% $188
Rate	-1.0pp $164	-0.5pp $129	base $94	+0.5pp $58	+1.0pp $21

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $140,000 Active 136 DOM
2. 2026-06-18
   days on market $140,000 Active 134 DOM
3. 2026-06-17
   days on market $140,000 Active 133 DOM
4. 2026-06-16
   days on market $140,000 Active 132 DOM
5. 2026-06-15
   days on market $140,000 Active 131 DOM
6. 2026-06-13
   days on market $140,000 Active 129 DOM
7. 2026-06-12
   days on market $140,000 Active 128 DOM
8. 2026-06-09
   days on market $140,000 Active 125 DOM
9. 2026-06-08
   days on market $140,000 Active 124 DOM
10. 2026-06-08
    days on market $140,000 Active 123 DOM
11. 2026-06-07
    days on market $140,000 Active 122 DOM
12. 2026-06-04
    days on market $140,000 Active 119 DOM
13. 2026-06-02
    days on market $140,000 Active 118 DOM
14. 2026-06-01
    days on market $140,000 Active 117 DOM
15. 2026-05-31
    days on market $140,000 Active 116 DOM
16. 2026-02-04
    listed $140,000 Active
17. 2026-01-30
    historical
18. 2026-01-02
    price $145,000
19. 2025-06-14
    price $149,000
20. 2025-05-29
    listed $155,000 Active
21. 2025-05-28
    historical
22. 2025-04-14
    status Active
23. 2025-02-07
    historical
24. 2024-06-27
    price $155,000
25. 2024-05-31
    listed $165,000 Active
26. 1989-09-28
    soldstatus $28,500

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$620/yr (+$52/mo · 96.9%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $14,274
• − Mortgage interest: −$7,842
• − Property taxes: −$640
• − Insurance: −$700
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$4,073
• Taxable loss: −$1,265
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,430/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: Hartshorne
• NCES district ID: 4013920
• Math proficiency: 6% ▼ -18.00%
• Reading proficiency: 9% ▼ -11.00%
• Median HH income: $43,191
• Composite: 6.89/100
• National rank: #9979
• State rank: #257 of 270 in OK

Livability — Hartshorne

• Score: 59/100
• State rank: #391
• US rank: #20117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartshorne, OK
• Population (ZIP): 3,014

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Two or more races 28% Native American 9% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.29%
• Current HPI: 244.0253
• 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

+391.2% since first listed

11 events — show timeline

• 2026-02-04 Listed $140,000 MLS Technology, Inc.
• 2026-01-30 Listing Removed — MLS Technology, Inc.
• 2026-01-02 Price Changed $145,000 MLS Technology, Inc.
• 2025-06-14 Price Changed $149,000 MLS Technology, Inc.
• 2025-05-29 Listed $155,000 MLS Technology, Inc.
• 2025-05-28 Listing Removed — MLS Technology, Inc.
• 2025-04-14 Relisted — MLS Technology, Inc.
• 2025-02-07 Listing Removed — MLS Technology, Inc.
• 2024-06-27 Price Changed $155,000 MLS Technology, Inc.
• 2024-05-31 Listed $165,000 MLS Technology, Inc.
• 1989-09-28 Sold (Public Records) $28,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $640 · +4.4% YoY. Source: county tax records.