420 W 8th St · New Cordell, OK 73632

$135,000

2 bd · 2.0 ba · 2,140 sqft · SingleFamily public records · 40 Days on market

Built 1990 Est $124k · 9% 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 +14.3/30.0
• DSCR +4.3/10.0
• ARV discount +3.6/15.0
• Appreciation +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOTS Of ROOM. This property boasts of a LARGE Kitchen, TWO LIVING AREAS and so much more. This 2 Bed 2 Bath Home has a BIG Family Room with Fireplace that is perfect for Family Get togethers ! The large Kitchen, Dining and Main Living area are great for entertaining as well as they are open and flow great for family and friend get togethers. Primary Bedroom has Private Bath. Extra Large Utility Room with space for additional appliances like deep freezers and Refrigerators. Workshop at side of Property. Large Covered Front Porch is perfect for relaxing and catching a morning sunrise or a beautiful Oklahoma sunset. CALL TO SEE ! Owners are selling AS IS and priced it SELL !!!!

Key facts

• Private bath
• Large kitchen
• Two living areas

Tags

• LARGE KITCHEN
• TWO LIVING AREAS
• BIG FAMILY ROOM
• PRIVATE BATH
• EXTRA LARGE UTILITY ROOM
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $24 ($287/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 $103k (23.6% below list).
• Recommended offer: $103k (23.6% below list) — sets the bar for 1% rule.

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 Jhs (math 32% / reading 22%, grade F, #72 of 345 statewide, top 22%, 137 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 $933 of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,085 (23.6% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $124,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 N West St	0.26mi	3/2.0 (+1)	2,148 (+0%)	15mo	$55,000	$26	70
601 N Temple St	0.27mi	3/2.5 (+1)	2,254 (+5%)	6mo	$180,000	$80	67
418 E 3rd St	0.64mi	3/2.0 (+1)	2,408 (+12%)	20mo	$140,000	$58	27

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-20,424
• Equity at exit: $20,129

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-16,115
• Equity at exit: $11,672

Cash invested: $37,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $24

Break-even live

Break-even rent $1,001

Max offer price $135,000

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $62	+0% $24	+5% $-14	+10% $-52
Rent	-10% $-58	-5% $-17	+0% $24	+5% $65	+10% $105
Rate	-1.0pp $92	-0.5pp $58	base $24	+0.5pp $-11	+1.0pp $-47

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $135,000 Active 40 DOM
2. 2026-06-21
   days on market $135,000 Active 39 DOM
3. 2026-06-18
   days on market $135,000 Active 37 DOM
4. 2026-06-17
   days on market $135,000 Active 36 DOM
5. 2026-06-16
   pricedays on market $135,000 Active 35 DOM
6. 2026-06-15
   days on market $150,000 Active 34 DOM
7. 2026-06-13
   days on market $150,000 Active 32 DOM
8. 2026-06-12
   days on market $150,000 Active 31 DOM
9. 2026-06-09
   days on market $150,000 Active 28 DOM
10. 2026-06-08
    days on market $150,000 Active 27 DOM
11. 2026-06-08
    days on market $150,000 Active 26 DOM
12. 2026-06-07
    days on market $150,000 Active 25 DOM
13. 2026-06-04
    days on market $150,000 Active 22 DOM
14. 2026-06-02
    days on market $150,000 Active 21 DOM
15. 2026-06-01
    days on market $150,000 Active 20 DOM
16. 2026-05-31
    days on market $150,000 Active 19 DOM
17. 2026-05-12
    listed $150,000 Active
18. 2025-12-24
    soldstatus $65,000 Closed 684-char remark

    Show marketing remark (684 chars)

    LOTS Of ROOM. This property boasts of a LARGE Kitchen, TWO LIVING AREAS and so much more. This 2 Bed 2 Bath Home has a BIG Family Room with Fireplace that is perfect for Family Get togethers ! The large Kitchen, Dining and Main Living area are great for entertaining as well as they are open and flow great for family and friend get togethers. Primary Bedroom has Private Bath. Extra Large Utility Room with space for additional appliances like deep freezers and Refrigerators. Workshop at side of Property. Large Covered Front Porch is perfect for relaxing and catching a morning sunrise or a beautiful Oklahoma sunset. CALL TO SEE ! Owners are selling AS IS and priced it SELL !!!!

19. 2025-12-23
    soldstatus $65,000
20. 2025-10-16
    status Pending 684-char remark

    Show marketing remark (684 chars)

    LOTS Of ROOM. This property boasts of a LARGE Kitchen, TWO LIVING AREAS and so much more. This 2 Bed 2 Bath Home has a BIG Family Room with Fireplace that is perfect for Family Get togethers ! The large Kitchen, Dining and Main Living area are great for entertaining as well as they are open and flow great for family and friend get togethers. Primary Bedroom has Private Bath. Extra Large Utility Room with space for additional appliances like deep freezers and Refrigerators. Workshop at side of Property. Large Covered Front Porch is perfect for relaxing and catching a morning sunrise or a beautiful Oklahoma sunset. CALL TO SEE ! Owners are selling AS IS and priced it SELL !!!!

21. 2025-09-03
    price $85,000 684-char remark

    Show marketing remark (684 chars)

    LOTS Of ROOM. This property boasts of a LARGE Kitchen, TWO LIVING AREAS and so much more. This 2 Bed 2 Bath Home has a BIG Family Room with Fireplace that is perfect for Family Get togethers ! The large Kitchen, Dining and Main Living area are great for entertaining as well as they are open and flow great for family and friend get togethers. Primary Bedroom has Private Bath. Extra Large Utility Room with space for additional appliances like deep freezers and Refrigerators. Workshop at side of Property. Large Covered Front Porch is perfect for relaxing and catching a morning sunrise or a beautiful Oklahoma sunset. CALL TO SEE ! Owners are selling AS IS and priced it SELL !!!!

22. 2025-08-08
    price $93,000 684-char remark

    Show marketing remark (684 chars)

    LOTS Of ROOM. This property boasts of a LARGE Kitchen, TWO LIVING AREAS and so much more. This 2 Bed 2 Bath Home has a BIG Family Room with Fireplace that is perfect for Family Get togethers ! The large Kitchen, Dining and Main Living area are great for entertaining as well as they are open and flow great for family and friend get togethers. Primary Bedroom has Private Bath. Extra Large Utility Room with space for additional appliances like deep freezers and Refrigerators. Workshop at side of Property. Large Covered Front Porch is perfect for relaxing and catching a morning sunrise or a beautiful Oklahoma sunset. CALL TO SEE ! Owners are selling AS IS and priced it SELL !!!!

23. 2025-06-03
    price $98,000 684-char remark

    Show marketing remark (684 chars)

    LOTS Of ROOM. This property boasts of a LARGE Kitchen, TWO LIVING AREAS and so much more. This 2 Bed 2 Bath Home has a BIG Family Room with Fireplace that is perfect for Family Get togethers ! The large Kitchen, Dining and Main Living area are great for entertaining as well as they are open and flow great for family and friend get togethers. Primary Bedroom has Private Bath. Extra Large Utility Room with space for additional appliances like deep freezers and Refrigerators. Workshop at side of Property. Large Covered Front Porch is perfect for relaxing and catching a morning sunrise or a beautiful Oklahoma sunset. CALL TO SEE ! Owners are selling AS IS and priced it SELL !!!!

24. 2025-02-18
    price $98,500 684-char remark

    Show marketing remark (684 chars)

    LOTS Of ROOM. This property boasts of a LARGE Kitchen, TWO LIVING AREAS and so much more. This 2 Bed 2 Bath Home has a BIG Family Room with Fireplace that is perfect for Family Get togethers ! The large Kitchen, Dining and Main Living area are great for entertaining as well as they are open and flow great for family and friend get togethers. Primary Bedroom has Private Bath. Extra Large Utility Room with space for additional appliances like deep freezers and Refrigerators. Workshop at side of Property. Large Covered Front Porch is perfect for relaxing and catching a morning sunrise or a beautiful Oklahoma sunset. CALL TO SEE ! Owners are selling AS IS and priced it SELL !!!!

25. 2024-10-11
    listed $100,000 Active 684-char remark

    Show marketing remark (684 chars)

    LOTS Of ROOM. This property boasts of a LARGE Kitchen, TWO LIVING AREAS and so much more. This 2 Bed 2 Bath Home has a BIG Family Room with Fireplace that is perfect for Family Get togethers ! The large Kitchen, Dining and Main Living area are great for entertaining as well as they are open and flow great for family and friend get togethers. Primary Bedroom has Private Bath. Extra Large Utility Room with space for additional appliances like deep freezers and Refrigerators. Workshop at side of Property. Large Covered Front Porch is perfect for relaxing and catching a morning sunrise or a beautiful Oklahoma sunset. CALL TO SEE ! Owners are selling AS IS and priced it SELL !!!!

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$900/yr (+$75/mo · 285.7%)

ⓘ 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 6 d/yr ≥107°F today · 18 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: $12,370
• − Mortgage interest: −$7,562
• − Property taxes: −$315
• − Insurance: −$675
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,927
• Taxable loss: −$2,088
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $788/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

+50.0% since first listed

9 events — show timeline

• 2026-05-12 Listed $150,000 FSBO.com
• 2025-12-24 Sold (MLS) $65,000 MLSOK
• 2025-12-23 Sold (Public Records) $65,000 Public Records
• 2025-10-16 Pending — MLSOK
• 2025-09-03 Price Changed $85,000 MLSOK
• 2025-08-08 Price Changed $93,000 MLSOK
• 2025-06-03 Price Changed $98,000 MLSOK
• 2025-02-18 Price Changed $98,500 MLSOK
• 2024-10-11 Listed $100,000 MLSOK

Property tax history

+7.4%/yr

Latest (2025): $315 · +47.2% YoY. Source: county tax records.