417 S Grand St · Crescent, OK 73028

$150,000

2 bd · 2.0 ba · 1,182 sqft · SingleFamily public records · 51 Days on market

Built 1960 0.26 ac lot Est $161k · 7% under

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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 +12.7/30.0
• ARV discount +10.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This cute bungalow is just as charming as it could be! Located in the heart of Crescent on a large city lot with a huge yard! The Livingroom area is quite the size and has a beautiful oak hardwood floors, loads of natural light and trendy décor. The step saver kitchen is adorable with all the appliances, breakfast bar, enamel white cabinetry ,and the counter tops have been updated. The 2 bedrooms our fairly the same is size and share the remodeled hall bath. Tons of storage - easy living in the simple floor plan, inside utility room, one car garage. This home is just move in ready and just immaculate! Easy to show!

Key facts

• Bright living area
• Ample cabinetry
• Spacious lot

Tags

• SPACIOUS LOT
• BRIGHT LIVING AREA
• HARDWOOD FLOORS
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• DEDICATED UTILITY AREA

Property features AI

Finance

• Other: Interior lot; Approximately 0.26 acres
• Financial info: Listing offered as-is; financing options include Cash, Conventional, FHA, VA, Rural Housing Services; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Garage with garage door lift
• Utilities: No storm shelter; Not in a designated flood insurance area
• Home design: Single family residence; One level; Faces east; Residential property; Existing structure
• Construction: Brick and frame construction; Composition roof (replaced/updated in 2019); Conventional foundation
• Exterior features: Outbuildings

Interior

• Kitchen: Free-standing gas range/oven
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood; Combination
• Bathrooms: 2 full bathrooms
• Interior features: Combination of tile and wood flooring; Five rooms including separate living and dining areas; No fireplace
• Laundry & utility: Garage door lift (mechanical feature)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-18 ($-213/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (19.0% below list).
• Recommended offer: $121k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#257 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Crescent (rural): math 22% / reading 25% proficiency, ranked #132 of 270 in OK (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crescent Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 308 students, 0% FRL); Crescent Ms (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 89 students, 0% FRL); Crescent Hs (math 15% / reading 34%, grade F, #145 of 447 statewide, top 33%, 192 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: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 102 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $998 of equity ($1k loan paydown + $-39 appreciation (-0.0% local appreciation)).
• Logan County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,485 (19.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $160,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 E Adams St	0.23mi	2/1.0	1,064 (-10%)	12mo	$120,000	$113	58
119 E Washington St	0.50mi	2/1.0	1,152 (-2%)	12mo	$165,000	$143	58
204 E Washington St	0.53mi	3/2.0 (+1)	1,152 (-2%)	11mo	$175,000	$152	57
324 S Maple St	0.19mi	2/1.0	1,056 (-11%)	16mo	$125,000	$118	56
508 N Buchanan St	0.65mi	3/1.5 (+1)	1,149 (-3%)	4mo	$160,000	$139	55
316 W Adams St	0.30mi	2/1.0	1,036 (-12%)	8mo	$160,000	$154	55
211 W Madison St	0.37mi	2/1.0	1,089 (-8%)	15mo	$103,000	$95	54
323 N Maple St	0.51mi	2/1.0	1,093 (-8%)	10mo	$122,500	$112	52
712 W Madison St	0.59mi	3/2.0 (+1)	1,265 (+7%)	12mo	$172,000	$136	46
305 S Cedar St	0.44mi	3/1.0 (+1)	1,060 (-10%)	15mo	$103,000	$97	41
321 N Elm St	0.70mi	3/1.0 (+1)	1,137 (-4%)	19mo	$114,500	$101	36
401 N Magnolia St	0.70mi	3/1.5 (+1)	1,280 (+8%)	15mo	$185,000	$145	34

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

Projected returns pro-forma

-0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.86×
• Total profit: $-5,715
• Equity at exit: $43,363

10-year hold

• IRR: 2.9%
• Equity multiple: 1.31×
• Total profit: $12,972
• Equity at exit: $51,971

Cash invested: $42,000 (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 73028

• Home prices YoY: -0.0%
• Active inventory: 52
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-18

Break-even live

Break-even rent $1,237

Max offer price $146,871

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $25	+0% $-18	+5% $-60	+10% $-103
Rent	-10% $-114	-5% $-66	+0% $-18	+5% $30	+10% $78
Rate	-1.0pp $58	-0.5pp $20	base $-18	+0.5pp $-57	+1.0pp $-96

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 S Elm St Crescent, OK	2.0	1.0	1200	$1,345	$1.12	12d	1	0.55mi
414 E Washington St Crescent, OK	2.0	1.0	992	$1,045	$1.05	0d	1	0.61mi

Listing history 32 events

1. 2026-06-21
   days on market $150,000 Active 51 DOM
2. 2026-06-18
   days on market $150,000 Active 48 DOM
3. 2026-06-17
   days on market $150,000 Active 47 DOM
4. 2026-06-16
   days on market $150,000 Active 46 DOM
5. 2026-06-15
   days on market $150,000 Active 45 DOM
6. 2026-06-13
   days on market $150,000 Active 43 DOM
7. 2026-06-09
   days on market $150,000 Active 39 DOM
8. 2026-06-08
   days on market $150,000 Active 38 DOM
9. 2026-06-07
   days on market $150,000 Active 37 DOM
10. 2026-06-05
    pricedays on market $150,000 Active 34 DOM
11. 2026-06-03
    days on market $160,000 Active 33 DOM
12. 2026-06-02
    days on market $160,000 Active 32 DOM
13. 2026-06-01
    days on market $160,000 Active 31 DOM
14. 2026-05-31
    days on market $160,000 Active 30 DOM
15. 2026-05-14
    price $160,000
16. 2026-05-01
    listed $175,000 Active
17. 2020-06-05
    soldstatus $108,500 Sold 630-char remark

    Show marketing remark (630 chars)

    This cute bungalow is just as charming as it could be! Located in the heart of Crescent on a large city lot with a huge yard! The Livingroom area is quite the size and has a beautiful oak hardwood floors, loads of natural light and trendy décor. The step saver kitchen is adorable with all the appliances, breakfast bar, enamel white cabinetry ,and the counter tops have been updated. The 2 bedrooms our fairly the same is size and share the remodeled hall bath. Tons of storage - easy living in the simple floor plan, inside utility room, one car garage. This home is just move in ready and just immaculate! Easy to show!

18. 2020-06-05
    soldstatus $109,000

    Show marketing remark (630 chars)

    This cute bungalow is just as charming as it could be! Located in the heart of Crescent on a large city lot with a huge yard! The Livingroom area is quite the size and has a beautiful oak hardwood floors, loads of natural light and trendy décor. The step saver kitchen is adorable with all the appliances, breakfast bar, enamel white cabinetry ,and the counter tops have been updated. The 2 bedrooms our fairly the same is size and share the remodeled hall bath. Tons of storage - easy living in the simple floor plan, inside utility room, one car garage. This home is just move in ready and just immaculate! Easy to show!

19. 2020-04-22
    status Pending 630-char remark

    Show marketing remark (630 chars)

    This cute bungalow is just as charming as it could be! Located in the heart of Crescent on a large city lot with a huge yard! The Livingroom area is quite the size and has a beautiful oak hardwood floors, loads of natural light and trendy décor. The step saver kitchen is adorable with all the appliances, breakfast bar, enamel white cabinetry ,and the counter tops have been updated. The 2 bedrooms our fairly the same is size and share the remodeled hall bath. Tons of storage - easy living in the simple floor plan, inside utility room, one car garage. This home is just move in ready and just immaculate! Easy to show!

20. 2020-02-25
    listed $110,000 Active 630-char remark

    Show marketing remark (630 chars)

    This cute bungalow is just as charming as it could be! Located in the heart of Crescent on a large city lot with a huge yard! The Livingroom area is quite the size and has a beautiful oak hardwood floors, loads of natural light and trendy décor. The step saver kitchen is adorable with all the appliances, breakfast bar, enamel white cabinetry ,and the counter tops have been updated. The 2 bedrooms our fairly the same is size and share the remodeled hall bath. Tons of storage - easy living in the simple floor plan, inside utility room, one car garage. This home is just move in ready and just immaculate! Easy to show!

21. 2019-02-01
    historical
22. 2018-10-26
    listed $119,900 Active
23. 2016-05-19
    soldstatus $106,000
24. 2016-05-12
    soldstatus $106,000 Sold
25. 2016-03-04
    status Pending
26. 2016-01-08
    listed $109,000 Active
27. 2015-08-31
    historical
28. 2015-08-20
    price $113,900
29. 2015-07-29
    price $114,800
30. 2015-07-16
    price $114,900
31. 2015-07-01
    listed $119,000 Active
32. 1996-06-06
    soldstatus $35,000

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,540 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,578
• − Mortgage interest: −$8,402
• − Property taxes: −$1,540
• − Insurance: −$750
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,364
• Taxable loss: −$2,810
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $462/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: Crescent
• NCES district ID: 4009000
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $41,099
• Composite: 19.96/100
• National rank: #8672
• State rank: #132 of 270 in OK

Livability — Crescent

• Score: 62/100
• State rank: #257
• US rank: #16789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crescent, OK
• Population (ZIP): 3,484

Population outlook (Logan County) Hauer SSP2

• Today (2025): 55,683 people
• By 2030: 60,011 · +7.8%
• By 2040: 68,071 · +22.2%
• By 2050: 75,815 · +36.2%
• By 2075: 94,749 · +70.2%
• By 2100: 108,057 · +94.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+49.0) · D 24.4% · R 73.5% · Other 2.1%
• 2008→2024 swing: -11.6pp toward R · 2008: -37.4pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.1 2016: R+49.5 2012: R+44.8 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.03%
• Current HPI: 242.5517
• 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

+357.1% since first listed

18 events — show timeline

• 2026-05-14 Price Changed $160,000 MLSOK
• 2026-05-01 Listed $175,000 MLSOK
• 2020-06-05 Sold (Public Records) $109,000 Public Records
• 2020-06-05 Sold (MLS) $108,500 MLSOK
• 2020-04-22 Pending — MLSOK
• 2020-02-25 Listed $110,000 MLSOK
• 2019-02-01 Listing Removed — MLSOK
• 2018-10-26 Listed $119,900 MLSOK
• 2016-05-19 Sold (Public Records) $106,000 Public Records
• 2016-05-12 Sold (MLS) $106,000 MLSOK
• 2016-03-04 Pending — MLSOK
• 2016-01-08 Listed $109,000 MLSOK
• 2015-08-31 Listing Removed — MLSOK
• 2015-08-20 Price Changed $113,900 MLSOK
• 2015-07-29 Price Changed $114,800 MLSOK
• 2015-07-16 Price Changed $114,900 MLSOK
• 2015-07-01 Listed $119,000 MLSOK
• 1996-06-06 Sold (Public Records) $35,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $1,540 · +3.5% YoY. Source: county tax records.