1577 Kansas Ave · Nash, OK 73761

$13,000

2 bd · 1.0 ba · 864 sqft · Other · 76 Days on market

Built 1900 0.26 ac lot ↓ 58% since listing

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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 +15.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-bedroom, 1-bath home in the heart of Nash, OK! This 864 sq ft MOL residence, built in 1900, sits on a generous 11,238 sq ft MOL lot (. 26 acres MOL) and offers a fantastic opportunity for investors, first-time buyers, or anyone seeking an affordable home with room to grow. The property is currently vacant and available for showings at any time. With no HOA and easy access, the property is a blank canvas ready for your personal updates or rental income potential. Priced to sell in Grant County!

Key facts

• 0.26 acre lot
• Built 1900
• Listed 75 days

Property features AI

Finance

• Other: Homestead: yes
• Financial info: Sold as-is; Cash only offers accepted; Loan qualification possible; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking; Gravel parking areas; Permeable surface parking; RV parking
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One story; Faces east; Existing property
• Construction: Frame construction with vinyl siding; Composition roof; Combination-type foundation; Built (existing)
• Exterior features: Outbuildings; Storage space; Workshop; Chain-link fencing

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Flooring: Combination-style flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: Combination-style flooring; No fireplace; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $13k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $13k).
• Recommended offer: $12k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#16 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Timberlake (rural): math 45% / reading 30% proficiency, ranked #130 of 513 in OK (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timberlake Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 208 students, 0% FRL); Timberlake Hs (math 50% / reading 30%, grade F, #25 of 447 statewide, top 8%, 68 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $759 of equity ($90 loan paydown + $669 appreciation (5.1% local appreciation)).
• Grant County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($12k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $12,220 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
6. 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.
7. 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: 6.55% ✓
• Cap rate: 60.11%
• Cash-on-cash: 192.19%
• DSCR: 9.55
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.06×
• Total profit: $40,247
• Equity at exit: $7,481

10-year hold

• IRR: —
• Equity multiple: 25.60×
• Total profit: $89,543
• Equity at exit: $13,006

Cash invested: $3,640 (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 73761

• Home prices YoY: 3.9%
• Active inventory: 7
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $195/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $583

Break-even live

Break-even rent $114

Max offer price $13,000

Occupancy floor 27%

Sensitivity live

Price	-10% $592	-5% $587	+0% $583	+5% $578	+10% $574
Rent	-10% $516	-5% $549	+0% $583	+5% $617	+10% $650
Rate	-1.0pp $590	-0.5pp $586	base $583	+0.5pp $580	+1.0pp $576

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: $3,250
• Closing costs: $390
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $13,000 Active 76 DOM
2. 2026-06-19
   days on market $13,000 Active 74 DOM
3. 2026-06-18
   days on market $13,000 Active 73 DOM
4. 2026-06-17
   days on market $13,000 Active 72 DOM
5. 2026-06-16
   days on market $13,000 Active 71 DOM
6. 2026-06-15
   days on market $13,000 Active 70 DOM
7. 2026-06-14
   days on market $13,000 Active 68 DOM
8. 2026-06-12
   days on market $13,000 Active 67 DOM
9. 2026-06-09
   days on market $13,000 Active 64 DOM
10. 2026-06-08
    days on market $13,000 Active 63 DOM
11. 2026-06-07
    pricedays on market $13,000 Active 62 DOM
12. 2026-06-03
    days on market $19,000 Active 58 DOM
13. 2026-06-02
    days on market $19,000 Active 57 DOM
14. 2026-06-01
    days on market $19,000 Active 56 DOM
15. 2026-05-31
    days on market $19,000 Active 55 DOM
16. 2026-05-30
    days on market $19,000 Active 54 DOM
17. 2026-05-21
    price $19,000
18. 2026-05-10
    price $23,000
19. 2026-04-23
    price $29,000
20. 2026-04-14
    price $35,000
21. 2026-04-06
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,220
• − Mortgage interest: −$728
• − Property taxes: −$195
• − Insurance: −$65
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$378
• Taxable income: $7,219
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $5,263/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: Timberlake
• NCES district ID: 4000013
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $46,887
• Composite: 34.68/100
• National rank: #10064
• State rank: #130 of 513 in OK

Livability — Nash

• Score: 73/100
• State rank: #16
• US rank: #5070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nash, OK
• Population (ZIP): 302

Population outlook (Grant County) Hauer SSP2

• Today (2025): 4,375 people
• By 2030: 4,328 · -1.1%
• By 2040: 4,348 · -0.6%
• By 2050: 4,536 · +3.7%
• By 2075: 5,336 · +22.0%
• By 2100: 5,501 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 4% Hispanic / Latino 2%
• Common ancestry: Iranian 1% European 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+70.5) · D 13.9% · R 84.4% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -56.3pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+73.5 2016: R+70.0 2012: R+62.0 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 135.633
• 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

-57.8% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $19,000 MLSOK
• 2026-05-10 Price Changed $23,000 MLSOK
• 2026-04-23 Price Changed $29,000 MLSOK
• 2026-04-14 Price Changed $35,000 MLSOK
• 2026-04-06 Listed $45,000 MLSOK

Property tax history

+19.4%/yr

Latest (2025): $17 · +0.0% YoY. Source: county tax records.