509 N Main St · Vici, OK 73859

$80,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 32 Days on market

Built 1930 7,000 sqft lot Est $62k · 29% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Cozy 2 bedroom 1 bath home located at 509 N Main ST, Vici, OK. This home has no neighbors to the North or West and The Vici First Christian to South making it an extremely quiet place. The home has 2 nice sized bedrooms, bath with shower, utility room, large living / dining area, and a kitchen with lots of cabinets, pantry, and a drop down table. The home has central heat/air, vinyl windows, and is fully bricked for efficiency. In addition there is a wood fence surrounding the backyard, a storage shed, and a small root cellar under the home for storage. Nice, clean, and move in ready.

Key facts

• Pantry
• Utility room
• Drop down table

Tags

• UTILITY ROOM
• LARGE LIVING DINING AREA
• KITCHEN WITH LOTS OF CABINETS
• PANTRY
• DROP DOWN TABLE
• CENTRAL HEAT AIR

Property features AI

Exterior

• Parking: Attached garage with 1 space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces east
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Wood fence; Shed

Interior

• Kitchen: Dishwasher; Disposal; Pantry
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Pantry; Window coverings; Dishwasher; Disposal

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $80k).
• Recommended offer: $78k (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 $6k of equity ($553 loan paydown + $6k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1930 — 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: 1.19% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $62,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E Fifth St	0.19mi	3/1.0 (+1)	1,076 (+4%)	0mo	$65,000	$60	79
111 W Second	0.22mi	2/1.0	952 (-8%)	11mo	$72,500	$76	67
315 W First St	0.33mi	2/1.0	972 (-6%)	15mo	$50,000	$51	62

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: 29.5%
• Equity multiple: 3.05×
• Total profit: $45,897
• Equity at exit: $56,882

10-year hold

• IRR: 26.7%
• Equity multiple: 6.39×
• Total profit: $120,802
• Equity at exit: $109,385

Cash invested: $22,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $261

Break-even live

Break-even rent $620

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $80,000 Active 32 DOM
2. 2026-06-17
   days on market $80,000 Active 31 DOM
3. 2026-06-16
   days on market $80,000 Active 30 DOM
4. 2026-06-15
   days on market $80,000 Active 29 DOM
5. 2026-06-13
   days on market $80,000 Active 27 DOM
6. 2026-06-12
   days on market $80,000 Active 26 DOM
7. 2026-06-09
   days on market $80,000 Active 23 DOM
8. 2026-06-08
   days on market $80,000 Active 22 DOM
9. 2026-06-08
   days on market $80,000 Active 21 DOM
10. 2026-06-05
    days on market $80,000 Active 19 DOM
11. 2026-06-04
    days on market $80,000 Active 17 DOM
12. 2026-06-02
    days on market $80,000 Active 16 DOM
13. 2026-06-01
    days on market $80,000 Active 15 DOM
14. 2026-05-31
    days on market $80,000 Active 14 DOM
15. 2026-05-16
    listed $80,000 Active
16. 2024-02-21
    soldstatus $61,000
17. 2015-09-22
    soldstatus $60,000
18. 2010-10-29
    soldstatus $48,000
19. 2004-10-12
    soldstatus $35,000
20. 2003-09-03
    soldstatus $35,000

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$278/yr (+$23/mo · 62.9%)

ⓘ 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 · 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 2% 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: $11,404
• − Mortgage interest: −$4,481
• − Property taxes: −$442
• − Insurance: −$400
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,327
• Taxable income: $1,929
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,670/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

+128.6% since first listed

6 events — show timeline

• 2026-05-16 Listed $80,000 NWOAR
• 2024-02-21 Sold (Public Records) $61,000 Public Records
• 2015-09-22 Sold (Public Records) $60,000 Public Records
• 2010-10-29 Sold (Public Records) $48,000 Public Records
• 2004-10-12 Sold (Public Records) $35,000 Public Records
• 2003-09-03 Sold (Public Records) $35,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $442 · +44.0% YoY. Source: county tax records.