502 S 7th St · Kingfisher, OK 73750

$103,000

5 bd · 3.0 ba · 2,196 sqft · SingleFamily public records · 13 Days on market

Built 1900 10,498 sqft lot Est $178k · 42% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Historic home with tons of potential! Sets on large corner lot in convenient location! Updated C/H&A, windows. Upstairs bath was missing all fixtures and on downstairs had only a commode, missing sink and shower.

Key facts

• Historic charm
• Wrap-around porch
• Corner lot

Tags

• WRAP-AROUND PORCH
• CORNER LOT
• DETACHED GARAGE
• HISTORIC CHARM

Property features AI

Finance

• Other: Property listed active; occupied: no; Living area reported as 2,196 (assessor)
• Financial info: Not assumable; Not qualifying for special loan conditions; REO / Bank owned
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Two-level single-family residence; Residential property; Existing property
• Construction: Frame construction; Composition roof; Built as existing (year not provided)
• Exterior features: Covered porch; Corner lot

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Two living areas; One dining area; No fireplaces; Conventional foundation

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Cap rate 12.3% vs local median 3.1% in Kingfisher — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#194 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Kingfisher (town): math 34% / reading 41% proficiency, ranked #23 of 270 in OK (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heritage Elementary (math 47% / reading 47%, grade D-, #52 of 845 statewide, top 7%, 182 students, 0% FRL); Kingfisher Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 386 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 83 active listings in the ZIP; 39 units permitted in Kingfisher 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.
• Kingfisher County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $177,876
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 S 7th St	0.15mi	4/2.0 (-1)	2,491 (+13%)	17mo	$200,000	$80	48
202 E Fay Ave	0.32mi	4/2.0 (-1)	1,903 (-13%)	20mo	$155,000	$81	37

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $16,415
• Equity at exit: $15,358

10-year hold

• IRR: 23.0%
• Equity multiple: 2.98×
• Total profit: $56,982
• 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 73750

• Home prices YoY: -8.3%
• Active inventory: 83
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $519

Break-even live

Break-even rent $897

Max offer price $103,000

Occupancy floor 62%

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 11 events

1. 2026-06-18
   days on market $103,000 Active 13 DOM
2. 2026-06-17
   days on market $103,000 Active 12 DOM
3. 2026-06-16
   days on market $103,000 Active 11 DOM
4. 2026-06-16
   remarks 689-char remark
5. 2026-06-15
   days on market $103,000 Active 10 DOM
6. 2026-06-13
   days on market $103,000 Active 8 DOM
7. 2026-06-12
   days on market $103,000 Active 7 DOM
8. 2026-06-09
   days on market $103,000 Active 4 DOM
9. 2026-06-08
   days on market $103,000 Active 3 DOM
10. 2026-06-08
    remarks 646-char remark
11. 2026-06-08
    listed $103,000 Active 2 DOM

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 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: $18,650
• − Mortgage interest: −$5,770
• − Property taxes: −$1,503
• − Insurance: −$515
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$2,996
• Taxable income: $4,882
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $5,062/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: Kingfisher
• NCES district ID: 4016560
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $55,259
• Composite: 32.9/100
• National rank: #5605
• State rank: #23 of 270 in OK

Livability — Kingfisher

• Score: 63/100
• State rank: #194
• US rank: #14896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingfisher, OK
• City population: 7,078
• Population (ZIP): 7,078

Population outlook (Kingfisher County) Hauer SSP2

• Today (2025): 16,635 people
• By 2030: 17,167 · +3.2%
• By 2040: 18,317 · +10.1%
• By 2050: 19,454 · +16.9%
• By 2075: 23,115 · +39.0%
• By 2100: 25,758 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 10% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Kingfisher

• 2024 margin: Solid R (+71.4) · D 13.7% · R 85.1% · Other 1.3%
• 2008→2024 swing: -3.0pp toward R · 2008: -68.4pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+72.2 2016: R+71.3 2012: R+68.5 2008: R+68.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.01%
• Current HPI: 286.0195
• 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

+610.3% since first listed

9 events — show timeline

• 2026-06-05 Listed $103,000 MLSOK
• 2015-07-10 Sold (Public Records) $122,000 Public Records
• 2015-07-10 Sold (MLS) $122,000 MLSOK
• 2015-06-11 Pending — MLSOK
• 2015-04-30 Price Changed $115,000 MLSOK
• 2015-04-02 Listed $130,000 MLSOK
• 2002-11-18 Sold (Public Records) $80,000 Public Records
• 1994-08-24 Sold (Public Records) $25,000 Public Records
• 1994-03-16 Sold (Public Records) $14,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,503 · +9.7% YoY. Source: county tax records.