917 Dove St · Vici, OK 73859

$110,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 33 Days on market

Built 1978 0.27 ac lot

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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 +23.7/30.0
• Appreciation +8.6/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy 3 bed, 1 bath home features beautifully updated floors & windows throughout the house, a quaint dining & kitchen area, and a VERY spacious backyard. Situated on a quiet road at the edge of town, this home might just be what you're looking for!

Key facts

• Spacious backyard
• New hvac
• New hot water heater

Tags

• FULL BRICK HOME
• SPACIOUS BACKYARD
• NEW HVAC
• NEW HOT WATER HEATER
• ROOF REPLACED
• NEW VINYL WINDOWS

Property features AI

Finance

• Other: Lot approximately 0.27 acres; Zoning: R (residential)
• Financial info: Tax information not included per instructions
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Security: No security features specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Faces south
• Construction: Composition roof
• Exterior features: Chain link and wood fencing

Interior

• Kitchen: Dishwasher
• Bedrooms: 1 story home layout
• Flooring: Concrete flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Dishwasher
• Laundry & utility: Washer/dryer connections not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#213 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools D, amenities F.
• Vici (rural): math 25% / reading 35% proficiency, ranked #254 of 513 in OK (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($761 loan paydown + $8k appreciation (7.3% local appreciation)).
• Dewey County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $53,504
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 E 2nd	0.68mi	3/2.0	1,296 (+7%)	15mo	$57,000	$44	41

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

Projected returns pro-forma

7.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.74×
• Total profit: $53,625
• Equity at exit: $78,213

10-year hold

• IRR: 22.7%
• Equity multiple: 5.73×
• Total profit: $145,637
• Equity at exit: $150,405

Cash invested: $30,800 (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 73859

• Home prices YoY: 5.3%
• Active inventory: 4
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $210

Break-even live

Break-even rent $860

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 33 DOM
2. 2026-06-17
   days on market $110,000 Active 32 DOM
3. 2026-06-16
   days on market $110,000 Active 31 DOM
4. 2026-06-15
   days on market $110,000 Active 30 DOM
5. 2026-06-13
   days on market $110,000 Active 28 DOM
6. 2026-06-12
   days on market $110,000 Active 27 DOM
7. 2026-06-09
   days on market $110,000 Active 24 DOM
8. 2026-06-08
   days on market $110,000 Active 23 DOM
9. 2026-06-08
   days on market $110,000 Active 22 DOM
10. 2026-06-05
    days on market $110,000 Active 20 DOM
11. 2026-06-04
    days on market $110,000 Active 18 DOM
12. 2026-06-02
    days on market $110,000 Active 17 DOM
13. 2026-06-01
    days on market $110,000 Active 16 DOM
14. 2026-05-31
    days on market $110,000 Active 15 DOM
15. 2026-05-15
    listed $110,000 Active
16. 2022-10-27
    soldstatus $75,000 Closed 261-char remark

    Show marketing remark (261 chars)

    This cozy 3 bed, 1 bath home features beautifully updated floors & windows throughout the house, a quaint dining & kitchen area, and a VERY spacious backyard. Situated on a quiet road at the edge of town, this home might just be what you're looking for!

17. 2022-10-27
    soldstatus $75,000

    Show marketing remark (261 chars)

    This cozy 3 bed, 1 bath home features beautifully updated floors & windows throughout the house, a quaint dining & kitchen area, and a VERY spacious backyard. Situated on a quiet road at the edge of town, this home might just be what you're looking for!

18. 2022-09-20
    status Pending 261-char remark

    Show marketing remark (261 chars)

    This cozy 3 bed, 1 bath home features beautifully updated floors & windows throughout the house, a quaint dining & kitchen area, and a VERY spacious backyard. Situated on a quiet road at the edge of town, this home might just be what you're looking for!

19. 2022-09-08
    status Pending 261-char remark

    Show marketing remark (261 chars)

    This cozy 3 bed, 1 bath home features beautifully updated floors & windows throughout the house, a quaint dining & kitchen area, and a VERY spacious backyard. Situated on a quiet road at the edge of town, this home might just be what you're looking for!

20. 2022-08-05
    price $88,500 261-char remark

    Show marketing remark (261 chars)

    This cozy 3 bed, 1 bath home features beautifully updated floors & windows throughout the house, a quaint dining & kitchen area, and a VERY spacious backyard. Situated on a quiet road at the edge of town, this home might just be what you're looking for!

21. 2022-06-04
    listed $90,000 Active 261-char remark

    Show marketing remark (261 chars)

    This cozy 3 bed, 1 bath home features beautifully updated floors & windows throughout the house, a quaint dining & kitchen area, and a VERY spacious backyard. Situated on a quiet road at the edge of town, this home might just be what you're looking for!

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$308/yr (+$26/mo · 45.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,513
• − Mortgage interest: −$6,162
• − Property taxes: −$682
• − Insurance: −$550
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,200
• Taxable income: $757
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $2,339/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: Vici
• NCES district ID: 4031170
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $44,504
• Composite: 28.49/100
• National rank: #12094
• State rank: #254 of 513 in OK

Livability — Vici

• Score: 63/100
• State rank: #213
• US rank: #15474

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: Vici, OK
• Population (ZIP): 1,574

Population outlook (Dewey County) Hauer SSP2

• Today (2025): 5,172 people
• By 2030: 5,364 · +3.7%
• By 2040: 5,938 · +14.8%
• By 2050: 6,615 · +27.9%
• By 2075: 9,114 · +76.2%
• By 2100: 11,232 · +117.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 13% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Dewey

• 2024 margin: Solid R (+80.1) · D 9.4% · R 89.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -68.6pp · 2024: -80.1pp
• All cycles: 2024: R+80.1 2020: R+81.0 2016: R+77.6 2012: R+70.9 2008: R+68.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.27%
• Current HPI: 145.1264
• 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

+22.2% since first listed

7 events — show timeline

• 2026-05-15 Listed $110,000 NWOAR
• 2022-10-27 Sold (Public Records) $75,000 Public Records
• 2022-10-27 Sold (MLS) $75,000 MLSOK
• 2022-09-20 Pending — MLSOK
• 2022-09-08 Pending — MLSOK
• 2022-08-05 Price Changed $88,500 MLSOK
• 2022-06-04 Listed $90,000 MLSOK

Property tax history

+3.5%/yr

Latest (2025): $682 · +1.3% YoY. Source: county tax records.