519 E South St · New Cordell, OK 73632

$103,000

2 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 189 Days on market

Built 1925 1,250 sqft lot Est $107k · at est.

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Why this score? — see what drove the C 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 +22.1/30.0
• ARV discount +9.3/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Appreciation +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable 2 bed 2 bath home on a large, well-maintained lot with fenced back yard. When you enter the home, you notice the beautiful wood floors in the living room, open-floor plan for living and dining, Insulated vinyl clad windows tilt-in for easy cleaning with 2” faux wood blinds and screens. The homeowner currently has the large living room divided with a temporary screen, for separate use as an office and family seating area. Hall bathroom has a large jetted/soaking tub; second bathroom has a shower. Plenty of storage in bedrooms and kitchen, with indoor access to basement storage/shelter. Family dining area between the kitchen and back door. The separate bonus area has been used as a nursery, a kids’ play area, and a separate office, which has hard-wired internet for work-from-home upload/download requirements. Exiting the back door, step out on a new deck and handicapped-accessible ramp. Convenient alley access with drive-up gate to a 22x25’ workshop and a 12x36’ shed/garage. Both outside buildings have interior/exterior lighting. This home is well-lit, well insulated, great water pressure, low utilities, and super reliable wireless internet. Lots of possibilities!

Key facts

• Fenced back yard
• Loft
• Large lot

Tags

• HARD WIRED FOR INTERNET
• LARGE LOT
• DETACHED GARAGE
• LOFT
• FENCED BACK YARD
• RAISED GARDEN BED

Property features AI

Finance

• Financial info: Financing options include cash, conventional, FHA/VA, and Rural Housing Services; Property is assumable: No; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Additional parking on concrete and gravel
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One level; Accessible (handicap accessible)
• Construction: Frame construction; Composition roof (new 2025); Double-pane windows; Combination foundation; Handicap accessible
• Exterior features: Barn(s); Covered porch; Open deck; Outbuildings; Storage; Workshop; Wood fencing; Interior lot; Below-ground storm shelter

Interior

• Kitchen: Free-standing gas range
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Accessible approach with ramp; Basement; Inside utility; Office; Workshop; Covered porch; Open deck; Storage; No fireplace
• Laundry & utility: Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.6% in New Cordell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#335 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Cordell (town): math 37% / reading 33% proficiency, ranked #33 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cordell Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 358 students, 0% FRL); Cordell Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 104 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $712 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 D-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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $107,328
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S Cordell Ave	0.06mi	3/2.0 (+1)	1,344 (+8%)	4mo	$102,000	$76	76
119 N Linwood St	0.22mi	3/1.0 (+1)	1,373 (+10%)	6mo	$60,000	$44	59
119 Elaine Dr	0.37mi	3/1.5 (+1)	1,110 (-11%)	4mo	$113,500	$102	54
220 N Symcox St	0.45mi	3/2.0 (+1)	1,100 (-12%)	1mo	$95,000	$86	54

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.79×
• Total profit: $-6,179
• Equity at exit: $15,358

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $8,100
• Equity at exit: $8,906

Cash invested: $28,840 (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 73632

• Home prices YoY: -1.6%
• Active inventory: 38
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $165

Break-even live

Break-even rent $829

Max offer price $103,000

Occupancy floor 79%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-02-05
   price $103,000
3. 2025-11-04
   listed $110,000 Active
4. 2023-10-24
   soldstatus $100,000 Closed 1215-char remark

   Show marketing remark (1215 chars)

   Adorable 2 bed 2 bath home on a large, well-maintained lot with fenced back yard. When you enter the home, you notice the beautiful wood floors in the living room, open-floor plan for living and dining, Insulated vinyl clad windows tilt-in for easy cleaning with 2” faux wood blinds and screens. The homeowner currently has the large living room divided with a temporary screen, for separate use as an office and family seating area. Hall bathroom has a large jetted/soaking tub; second bathroom has a shower. Plenty of storage in bedrooms and kitchen, with indoor access to basement storage/shelter. Family dining area between the kitchen and back door. The separate bonus area has been used as a nursery, a kids’ play area, and a separate office, which has hard-wired internet for work-from-home upload/download requirements. Exiting the back door, step out on a new deck and handicapped-accessible ramp. Convenient alley access with drive-up gate to a 22x25’ workshop and a 12x36’ shed/garage. Both outside buildings have interior/exterior lighting. This home is well-lit, well insulated, great water pressure, low utilities, and super reliable wireless internet. Lots of possibilities!

5. 2023-09-26
   status Pending 1215-char remark

   Show marketing remark (1215 chars)

   Adorable 2 bed 2 bath home on a large, well-maintained lot with fenced back yard. When you enter the home, you notice the beautiful wood floors in the living room, open-floor plan for living and dining, Insulated vinyl clad windows tilt-in for easy cleaning with 2” faux wood blinds and screens. The homeowner currently has the large living room divided with a temporary screen, for separate use as an office and family seating area. Hall bathroom has a large jetted/soaking tub; second bathroom has a shower. Plenty of storage in bedrooms and kitchen, with indoor access to basement storage/shelter. Family dining area between the kitchen and back door. The separate bonus area has been used as a nursery, a kids’ play area, and a separate office, which has hard-wired internet for work-from-home upload/download requirements. Exiting the back door, step out on a new deck and handicapped-accessible ramp. Convenient alley access with drive-up gate to a 22x25’ workshop and a 12x36’ shed/garage. Both outside buildings have interior/exterior lighting. This home is well-lit, well insulated, great water pressure, low utilities, and super reliable wireless internet. Lots of possibilities!

6. 2023-09-04
   listed $105,000 Active 1215-char remark

   Show marketing remark (1215 chars)

   Adorable 2 bed 2 bath home on a large, well-maintained lot with fenced back yard. When you enter the home, you notice the beautiful wood floors in the living room, open-floor plan for living and dining, Insulated vinyl clad windows tilt-in for easy cleaning with 2” faux wood blinds and screens. The homeowner currently has the large living room divided with a temporary screen, for separate use as an office and family seating area. Hall bathroom has a large jetted/soaking tub; second bathroom has a shower. Plenty of storage in bedrooms and kitchen, with indoor access to basement storage/shelter. Family dining area between the kitchen and back door. The separate bonus area has been used as a nursery, a kids’ play area, and a separate office, which has hard-wired internet for work-from-home upload/download requirements. Exiting the back door, step out on a new deck and handicapped-accessible ramp. Convenient alley access with drive-up gate to a 22x25’ workshop and a 12x36’ shed/garage. Both outside buildings have interior/exterior lighting. This home is well-lit, well insulated, great water pressure, low utilities, and super reliable wireless internet. Lots of possibilities!

7. 2018-09-25
   historical
8. 2018-05-21
   listed $79,000
9. 2017-08-04
   soldstatus $65,000
10. 2017-08-01
    soldstatus $65,000
11. 2016-06-02
    listed $75,000
12. 1996-03-22
    soldstatus $18,300

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$67/yr (+$6/mo · 7.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,457
• − Mortgage interest: −$5,770
• − Property taxes: −$860
• − Insurance: −$515
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,996
• Taxable income: $323
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $1,907/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: Cordell
• NCES district ID: 4008640
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $48,294
• Composite: 30.21/100
• National rank: #6304
• State rank: #33 of 270 in OK

Livability — New Cordell

• Score: 60/100
• State rank: #335
• US rank: #18607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cordell, OK
• Population (ZIP): 3,041

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Iranian 2% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.38%
• Current HPI: 203.69
• 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

+462.8% since first listed

12 events — show timeline

• 2026-05-12 Pending — MLSOK
• 2026-02-05 Price Changed $103,000 MLSOK
• 2025-11-04 Listed $110,000 MLSOK
• 2023-10-24 Sold (MLS) $100,000 MLSOK
• 2023-09-26 Pending — MLSOK
• 2023-09-04 Listed $105,000 MLSOK
• 2018-09-25 Listing Removed — MLSOK
• 2018-05-21 Listed $79,000 MLSOK
• 2017-08-04 Sold (Public Records) $65,000 Public Records
• 2017-08-01 Sold (MLS) $65,000 MLSOK
• 2016-06-02 Listed $75,000 MLSOK
• 1996-03-22 Sold (Public Records) $18,300 Public Records

Property tax history

+23.7%/yr

Latest (2025): $860 · -7.0% YoY. Source: county tax records.