501 N West St · Konawa, OK 74849

$25,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 5 Days on market

Built 1929 1.27 ac lot Est $27k · 9% 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 +15.0/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

FIXER-UPPER ON 1.27 ACRES IN KONAWA NEAR TOWN WITH LARGE FRONT PORCH Looking for a place in Konawa with space to spread out and a project you can make your own? This 2-bed, 1-bath home sits on 1.27 acres just off West Street, close to Family Dollar and Central Oklahoma Family Medical Center. This 1929 stucco home has 1248 square feet per county records, plus a back add-on with a laundry area and flex room. It has seen updates over time, but it still needs major work. The roof is about 20 years old and leaking, and the home will need repairs. It is being sold as-is, where-is, and is priced for a buyer ready to roll up their sleeves. Cash or non-government financing likely needed. The spirit

Key facts

• Large front porch
• Laundry area
• Outbuildings

Tags

• LARGE FRONT PORCH
• LAUNDRY AREA
• FLEX ROOM
• OUTBUILDINGS

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Dirt driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed and satellite internet available
• Home design: Single-story; Faces east; Crawlspace foundation; Property type: single-family (site-built)
• Construction: Built per public records; Stucco and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered patio and porch; Porch; Patio; Shed(s) / storage; Dirt driveway; Chain link and partial cross fencing; Mature trees; Wooded lot; Farm/ranch setting; Less than 5 miles to water (Konawa Lake); Horses allowed

Interior

• Kitchen: Dishwasher; Electric oven connection; Electric range connection; Laminate counters
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating; Window cooling units
• Interior features: Ceiling fan(s); Laminate counters; Electric oven and range connections; Aluminum and wood window frames; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).

Location & tenants

• Location reads 54/100 on livability (#583 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Konawa (rural): math 17% / reading 19% proficiency, ranked #197 of 270 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $25,000

Questions for the listing agent

1. Built in 1929 — 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. 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?
4. Crime grade is D 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?
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: 4.19% ✓
• Cap rate: 38.60%
• Cash-on-cash: 115.38%
• DSCR: 6.13
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $27,456
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 S West St	0.47mi	3/1.0 (+1)	1,356 (+9%)	13mo	$29,900	$22	48

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: —
• Equity multiple: 9.07×
• Total profit: $56,487
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 19.95×
• Total profit: $132,645
• Equity at exit: $48,570

Cash invested: $7,000 (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 74849

• Home prices YoY: 4.0%
• Active inventory: 21
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$14 /mo · $167/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $673

Break-even live

Break-even rent $197

Max offer price $25,000

Occupancy floor 31%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   status $25,000 Pending 5 DOM
2. 2026-06-02
   days on market $25,000 Active 5 DOM
3. 2026-06-01
   days on market $25,000 Active 4 DOM
4. 2026-05-31
   days on market $25,000 Active 3 DOM
5. 2026-05-30
   days on market $25,000 Active 2 DOM
6. 2026-05-04
   status Active
7. 2026-04-17
   status Pending
8. 2026-03-27
   listed $30,000 Active
9. 1999-04-09
   soldstatus $18,000

ⓘ 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: $167 · $14/mo
• Projected year-2 tax: $225 · $19/mo
• Expected delta: +$58/yr (+$5/mo · 34.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $12,584
• − Mortgage interest: −$1,400
• − Property taxes: −$167
• − Insurance: −$125
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$727
• Taxable income: $8,151
• Est. tax owed @ 24.0%: −$1,956
• After-tax cash flow: $6,120/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: Konawa
• NCES district ID: 4016710
• Math proficiency: 17% ▼ -11.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $37,885
• Composite: 15.1/100
• National rank: #9348
• State rank: #197 of 270 in OK

Livability — Konawa

• Score: 54/100
• State rank: #583
• US rank: #23852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Konawa, OK
• Population (ZIP): 2,775

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Native American 20% Two or more races 9% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.88%
• Current HPI: 333.4677
• 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

+66.7% since first listed

4 events — show timeline

• 2026-05-04 Relisted — MLS Technology, Inc.
• 2026-04-17 Pending — MLS Technology, Inc.
• 2026-03-27 Listed $30,000 MLS Technology, Inc.
• 1999-04-09 Sold (Public Records) $18,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $167 · +28.5% YoY. Source: county tax records.