414 E Golden Ave · Copan, OK 74022

$120,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 77 Days on market

Built 2006 7.20 ac lot Est $140k · 14% under

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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 +22.1/30.0
• ARV discount +13.8/15.0
• DSCR +7.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Great location! Just west of Copan Round-up Club. 7.20 acres m/l per CH. Nice 14'x30' shop with electirc and plumbed for bathroom. Nice size master bedroom on west wing with spacious bath suite.

Key facts

• 14x30 shop
• Plumbed for bathroom
• 7.2 acre lot

Tags

• 14X30 SHOP
• PLUMBED FOR BATHROOM

Property features AI

Finance

• Other: Tax information available

Exterior

• Parking: Dirt driveway
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer; Cable available; High-speed internet available; Satellite internet available
• Home design: Manufactured single-wide home; One story; Faces south; Permanent foundation
• Construction: Aluminum siding; Metal roof; Manufactured construction
• Exterior features: Deck; Porch; Dirt driveway; Storage structure; Mature trees on property

Interior

• Kitchen: Eat-in kitchen; Electric oven/range connection; Refrigerator; Dishwasher; Stove/Range
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Two additional bedrooms (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: Master bath with bathtub, double sink and shower (first level); Hall full bathroom (first level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Laminate countertops; Accessible approach with ramp and accessible entrance; Vinyl windows
• Laundry & utility: Inside utility room (separate); Washer and dryer included; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $116k (3.7% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#538 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Copan (rural): math 6% / reading 15% proficiency, ranked #488 of 513 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $13k; list at $120k implies a 823% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $139,536
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Chestnut St	0.49mi	4/2.0 (+1)	1,368 (0%)	15mo	$140,000	$102	60
300 W Weldon Ave	0.67mi	3/1.5	1,444 (+6%)	1mo	$165,000	$114	56
302 S Chestnut St	0.63mi	3/1.5	1,463 (+7%)	4mo	$168,800	$115	54
111 S Baker St	0.44mi	3/2.0	1,516 (+11%)	10mo	$85,000	$56	53
130 S Gertrude St	0.42mi	3/1.0	1,248 (-9%)	12mo	$125,000	$100	51
211 Walker St	0.62mi	2/1.5 (-1)	1,433 (+5%)	6mo	$127,000	$89	51
251 S Bryan St	0.54mi	4/1.5 (+1)	1,280 (-6%)	14mo	$79,900	$62	45
400 S Caney St	0.68mi	2/1.5 (-1)	1,231 (-10%)	1mo	$82,500	$67	44
8442 N 3982 Dr	0.71mi	3/1.0	1,350 (-1%)	22mo	$150,000	$111	42
7361 N 3980 Rd	0.63mi	2/2.0 (-1)	1,308 (-4%)	23mo	$210,000	$161	39

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: 13.9%
• Equity multiple: 1.79×
• Total profit: $26,688
• Equity at exit: $53,957

10-year hold

• IRR: 15.7%
• Equity multiple: 3.31×
• Total profit: $77,743
• Equity at exit: $83,154

Cash invested: $33,600 (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 74022

• Active inventory: 9
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $193

Break-even live

Break-even rent $911

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $261	-5% $227	+0% $193	+5% $159	+10% $125
Rent	-10% $102	-5% $147	+0% $193	+5% $238	+10% $284
Rate	-1.0pp $253	-0.5pp $223	base $193	+0.5pp $162	+1.0pp $130

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $120,000 Active 77 DOM
2. 2026-06-18
   days on market $120,000 Active 76 DOM
3. 2026-06-17
   days on market $120,000 Active 75 DOM
4. 2026-06-16
   days on market $120,000 Active 74 DOM
5. 2026-06-15
   days on market $120,000 Active 73 DOM
6. 2026-06-14
   days on market $120,000 Active 71 DOM
7. 2026-06-12
   days on market $120,000 Active 70 DOM
8. 2026-06-09
   days on market $120,000 Active 67 DOM
9. 2026-06-08
   days on market $120,000 Active 66 DOM
10. 2026-06-07
    days on market $120,000 Active 65 DOM
11. 2026-06-05
    days on market $120,000 Active 62 DOM
12. 2026-06-03
    days on market $120,000 Active 61 DOM
13. 2026-06-02
    days on market $120,000 Active 60 DOM
14. 2026-06-01
    days on market $120,000 Active 59 DOM
15. 2026-05-31
    days on market $120,000 Active 58 DOM
16. 2026-05-30
    days on market $120,000 Active 57 DOM
17. 2026-04-03
    listed $120,000 Active
18. 2026-03-28
    historical
19. 2025-09-29
    listed $120,000 Active
20. 1996-05-30
    soldstatus $13,000

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$596/yr (+$50/mo · 123.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,860
• − Mortgage interest: −$6,722
• − Property taxes: −$484
• − Insurance: −$600
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,491
• Taxable income: $346
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,231/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: Copan
• NCES district ID: 4008610
• Math proficiency: 6% ▼ -4.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $49,074
• Composite: 13.56/100
• National rank: #14485
• State rank: #488 of 513 in OK

Livability — Copan

• Score: 56/100
• State rank: #538
• US rank: #23068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copan, OK
• Population (ZIP): 1,710

Population outlook (Washington County) Hauer SSP2

• Today (2025): 54,946 people
• By 2030: 56,249 · +2.4%
• By 2040: 58,867 · +7.1%
• By 2050: 61,600 · +12.1%
• By 2075: 69,355 · +26.2%
• By 2100: 73,067 · +33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 15% Native American 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 3% Italian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+47.6) · D 25.0% · R 72.7% · Other 2.4%
• 2008→2024 swing: -3.1pp toward R · 2008: -44.6pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+48.0 2016: R+48.5 2012: R+47.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+823.1% since first listed

4 events — show timeline

• 2026-04-03 Listed $120,000 MLS Technology, Inc.
• 2026-03-28 Listing Removed — MLS Technology, Inc.
• 2025-09-29 Listed $120,000 MLS Technology, Inc.
• 1996-05-30 Sold (Public Records) $13,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $484 · -1.2% YoY. Source: county tax records.