1577 Kansas Ave

Nash, OK 73761

$13,000C-

2 bd · 1.0 ba · 864 sqft · Built 1900 · Other · Active · 76 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $852/mo
• Mortgage (P&I): −$68
• Tax + insurance: −$22
• HOA: −$0
• Vac / Maint / Mgmt: −$179
• Net cashflow: $583/mo
• Annual: $6,996/yr
• Cap rate: 60.11%
• Cash-on-cash: 192.19%
• DSCR: 9.55
• 1% rule: 6.55%
• Cash to close: $3,640

Investor read

• This is a 2-bed/1.0-bath other listed at $13k.
• 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).
• It's been on market 76 days — a 6% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $12k (6.0% below list) — sets the bar for market timing.
• In year one you build about $759 of equity ($90 loan paydown + $669 appreciation (5.1% local appreciation)).
• 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.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 7 active listings in the ZIP.
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.