725 N Pine St · Stratford, OK 74872

$70,000

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 78 Days on market

Built 1972 0.32 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Charming 3-Bed, 1-Bath Home in Stratford! Centrally located in Stratford, this 3-bedroom, 1-bathroom home is full of potential. With a little TLC, it can become the perfect place to call home or a great investment property for your next project. Don’t miss this opportunity in a prime location!

Key facts

• 0.32 acre lot
• Built 1972
• Listed 77 days

Property features AI

Finance

• Other: Located in Farris Addition; Living area reported as 1,632 (assessor)
• Financial info: Assumable: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Existing property
• Construction: Vinyl siding; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Interior lot; Below-ground storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#291 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Stratford (rural): math 27% / reading 22% proficiency, ranked #130 of 270 in OK (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stratford Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 307 students, 0% FRL); Stratford Hs (math 34% / reading 44%, grade F, #37 of 447 statewide, top 9%, 186 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($484 loan paydown + $4k appreciation (5.5% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 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 78 days — a 6% lower offer ($66k) 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 $45k; list at $70k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.71% ✓
• Cap rate: 14.81%
• Cash-on-cash: 30.42%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $186,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 N Olive	0.32mi	3/2.0	1,400 (-14%)	2mo	$166,000	$119	59
13228 N County Road 3400	0.66mi	3/2.0	1,668 (+2%)	8mo	$155,000	$93	59
715 N Pine	0.07mi	3/2.0	1,400 (-14%)	20mo	$165,000	$118	57
510 N Hyden	0.23mi	3/1.5	1,477 (-10%)	21mo	$168,000	$114	54
912 N Elm St	0.19mi	3/2.5	1,845 (+13%)	18mo	$225,000	$122	52
131 S Willow	0.65mi	3/1.0	1,584 (-3%)	11mo	$170,000	$107	52
113 S Spruce St	0.61mi	2/2.0 (-1)	1,600 (-2%)	20mo	$159,900	$100	47
325 Jan Dr	0.52mi	2/2.0 (-1)	1,416 (-13%)	3mo	$159,000	$112	46
13510 County Road 3400	0.58mi	4/2.0 (+1)	1,780 (+9%)	11mo	$265,000	$149	44
300 Jan Dr	0.59mi	4/1.5 (+1)	1,500 (-8%)	10mo	$100,000	$67	44
116 Sherry Dr	0.67mi	3/2.0	1,420 (-13%)	14mo	$175,000	$123	36
309 Jan Dr	0.59mi	2/1.0 (-1)	1,432 (-12%)	15mo	$145,000	$101	31

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

Projected returns pro-forma

5.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 3.55×
• Total profit: $49,969
• Equity at exit: $42,001

10-year hold

• IRR: 38.0%
• Equity multiple: 7.26×
• Total profit: $122,748
• Equity at exit: $74,496

Cash invested: $19,600 (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 74872

• Home prices YoY: 1.9%
• Active inventory: 41
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $497

Break-even live

Break-even rent $570

Max offer price $70,000

Occupancy floor 54%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $70,000 Active 78 DOM
2. 2026-06-18
   days on market $70,000 Active 77 DOM
3. 2026-06-17
   days on market $70,000 Active 76 DOM
4. 2026-06-16
   days on market $70,000 Active 75 DOM
5. 2026-06-15
   days on market $70,000 Active 74 DOM
6. 2026-06-14
   days on market $70,000 Active 72 DOM
7. 2026-06-12
   days on market $70,000 Active 71 DOM
8. 2026-06-09
   days on market $70,000 Active 68 DOM
9. 2026-06-08
   days on market $70,000 Active 67 DOM
10. 2026-06-07
    days on market $70,000 Active 66 DOM
11. 2026-06-05
    days on market $70,000 Active 63 DOM
12. 2026-06-03
    days on market $70,000 Active 62 DOM
13. 2026-06-02
    days on market $70,000 Active 61 DOM
14. 2026-06-01
    days on market $70,000 Active 60 DOM
15. 2026-05-31
    days on market $70,000 Active 59 DOM
16. 2026-05-30
    days on market $70,000 Active 58 DOM
17. 2026-04-02
    listed $70,000 Active
18. 2026-03-31
    historical
19. 2026-03-04
    price $70,000
20. 2025-09-29
    price $105,000
21. 2025-09-04
    listed $110,000 Active
22. 2008-10-06
    soldstatus $45,000
23. 1998-11-12
    soldstatus $31,500

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $646 · $54/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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,384
• − Mortgage interest: −$3,921
• − Property taxes: −$646
• − Insurance: −$350
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,036
• Taxable income: $5,129
• Est. tax owed @ 24.0%: −$1,231
• After-tax cash flow: $4,731/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: Stratford
• NCES district ID: 4028980
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $35,090
• Composite: 20.25/100
• National rank: #8622
• State rank: #130 of 270 in OK

Livability — Stratford

• Score: 61/100
• State rank: #291
• US rank: #17642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stratford, OK
• Population (ZIP): 3,102

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 18% Native American 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 3% European 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.54%
• Current HPI: 291.1099
• 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

+122.2% since first listed

7 events — show timeline

• 2026-04-02 Listed $70,000 MLSOK
• 2026-03-31 Listing Removed — MLSOK
• 2026-03-04 Price Changed $70,000 MLSOK
• 2025-09-29 Price Changed $105,000 MLSOK
• 2025-09-04 Listed $110,000 MLSOK
• 2008-10-06 Sold (Public Records) $45,000 Public Records
• 1998-11-12 Sold (Public Records) $31,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $646 · +0.8% YoY. Source: county tax records.