349 S Foreman St · Vinita, OK 74301

$195,000

2 bd · 2.0 ba · 2,837 sqft · SingleFamily public records · 169 Days on market

Built 1907 0.78 ac lot Est $357k · 45% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.8/10.0
• 1% rule +1.1/10.0

Listing remarks

Step into a piece of history with this beautifully preserved Victorian home, located on a LG corner lot. The foyer greets you with an ornate wood burning fireplace. Rooms are filled with natural light that showcases intricate woodwork & stunning original hardwood floors, . Authentic details continue throughout, including transom doors enhancing the home's vintage appeal as well as impressive pocket doors. This home has had recent repairs & should be ready for all loan programs.

Key facts

• Transom doors
• Victorian home
• Natural light

Tags

• VICTORIAN HOME
• WOOD BURNING FIREPLACE
• NATURAL LIGHT
• INTRICATE WOODWORK
• ORIGINAL HARDWOOD FLOORS
• TRANSOM DOORS

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Detached garage (2 spaces)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built with wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Shed(s); Partial fencing; Corner lot; Mature trees; Insulation

Interior

• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; Ceramic counters; Ceiling fan(s); Vinyl window frames
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (39.3% below list).
• Recommended offer: $118k (39.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 64% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $195k implies a 550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,338 (39.3% 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 169 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $357,462
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 W Canadian Ave	0.42mi	3/3.0 (+1)	2,500 (-12%)	24mo	$315,000	$126	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $92,017
• Equity at exit: $175,671

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $281,853
• Equity at exit: $378,842

Cash invested: $54,600 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-221

Break-even live

Break-even rent $1,463

Max offer price $155,933

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $195,000 Pending 169 DOM
2. 2026-06-04
   days on market $195,000 Active 167 DOM
3. 2026-06-02
   days on market $195,000 Active 166 DOM
4. 2026-06-01
   days on market $195,000 Active 165 DOM
5. 2026-05-31
   days on market $195,000 Active 164 DOM
6. 2026-03-07
   price $195,000
7. 2025-12-19
   price $219,000
8. 2025-12-18
   listed $119,000 Active
9. 2025-12-10
   historical
10. 2025-11-18
    status Active
11. 2025-10-21
    status Pending
12. 2025-06-17
    listed $229,000 Active
13. 2025-04-15
    status Pending
14. 2025-04-15
    historical
15. 2025-03-17
    listed $229,000 Active
16. 1994-01-07
    soldstatus $30,000

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,755 · $146/mo
• Expected delta: +$1,129/yr (+$94/mo · 180.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,201
• − Mortgage interest: −$10,923
• − Property taxes: −$626
• − Insurance: −$975
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$5,673
• Taxable loss: −$6,268
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $-1,149/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+550.0% since first listed

11 events — show timeline

• 2026-03-07 Price Changed $195,000 MLS Technology, Inc.
• 2025-12-19 Price Changed $219,000 MLS Technology, Inc.
• 2025-12-18 Listed $119,000 MLS Technology, Inc.
• 2025-12-10 Listing Removed — MLS Technology, Inc.
• 2025-11-18 Relisted — MLS Technology, Inc.
• 2025-10-21 Pending — MLS Technology, Inc.
• 2025-06-17 Listed $229,000 MLS Technology, Inc.
• 2025-04-15 Pending — MLS Technology, Inc.
• 2025-04-15 Listing Removed — MLS Technology, Inc.
• 2025-03-17 Listed $229,000 MLS Technology, Inc.
• 1994-01-07 Sold (Public Records) $30,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $626 · +4.2% YoY. Source: county tax records.