410 N C St · Cement, OK 73017

$112,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily · 9 Days on market

Built 1995 Average condition 5,950 sqft lot Est $94k · 20% over

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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).

• Cash flow +19.5/30.0
• DSCR +6.2/10.0
• Appreciation +5.5/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming Brick Home in a Quiet Small-Town Community Welcome to this inviting brick home nestled in a friendly, small community where neighbors still wave and life moves at a more relaxed pace. Featuring 2–3 bedrooms and 1 bathroom, this well-kept home is perfect for first-time buyers, downsizers, or anyone looking for an affordable, low-maintenance place to call home. Use the third room as a bedroom, home office, or hobby room. The brick exterior offers classic curb appeal and long-lasting durability. Come see how comfortable and simple life can be in this charming brick home!

Key facts

• Brick home
• Curb appeal
• Low maintenance

Tags

• BRICK HOME
• CURB APPEAL
• LOW MAINTENANCE

Property features AI

Finance

• Other: Living area approximately 1,356 (assessor); Property located in Cement, OK
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not claimed
• Home design: Single family residence; One level; Residential property
• Construction: Brick construction; Composition roof; Built status: existing
• Exterior features: Outbuildings; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).

Location & tenants

• Location reads 64/100 on livability (#174 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Cement (rural): math 20% / reading 25% proficiency, ranked #378 of 513 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cement Es (math 12% / reading 22%, grade F, #540 of 845 statewide, top 68%, 141 students, 0% FRL); Cement Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 64 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($774 loan paydown + $1k appreciation (0.9% local appreciation)).
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe 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 $112,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $93,564
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E 5th St	0.03mi	3/1.0	1,329 (-2%)	17mo	$36,000	$27	81
626 N Main St	0.20mi	3/1.0	1,467 (+8%)	1mo	$123,000	$84	76
108 SE East St	0.28mi	3/1.0	1,377 (+2%)	16mo	$95,000	$69	71
102 NE Avenue	0.22mi	3/1.0	1,192 (-12%)	10mo	$65,500	$55	61

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

Projected returns pro-forma

0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.32×
• Total profit: $9,900
• Equity at exit: $37,867

10-year hold

• IRR: 10.5%
• Equity multiple: 2.27×
• Total profit: $39,772
• Equity at exit: $50,039

Cash invested: $31,360 (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 73017

• Home prices YoY: 0.4%
• Active inventory: 18
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $128

Break-even live

Break-even rent $980

Max offer price $112,000

Occupancy floor 84%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $112,000 Active 9 DOM
2. 2026-06-17
   days on market $112,000 Active 8 DOM
3. 2026-06-16
   days on market $112,000 Active 7 DOM
4. 2026-06-15
   days on market $112,000 Active 6 DOM
5. 2026-06-13
   days on market $112,000 Active 4 DOM
6. 2026-06-10
   remarks 583-char remark
7. 2026-06-10
   listed $112,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,697
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,258
• Taxable loss: −$267
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $1,596/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.

Condition & rehab AI · 9 photos

Average 55/100 Moderate rehab

This charming brick home in a quiet small-town community has average condition and could benefit from moderate renovations to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Minor kitchen countertops — tile is in good condition

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen will appeal to buyers and renters
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance
• Both landscaping — improved landscaping can enhance curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · tile is in good condition	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
• Both landscaping — improved landscaping can enhance curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cement
• NCES district ID: 4006960
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $39,786
• Composite: 22.14/100
• National rank: #13524
• State rank: #378 of 513 in OK

Livability — Cement

• Score: 64/100
• State rank: #174
• US rank: #13913

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cement, OK
• Population (ZIP): 1,318

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 19% Hispanic / Latino 13% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 5% Iranian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.94%
• Current HPI: 258.0561
• 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

1 event — show timeline

• 2026-06-09 Listed $112,000 MLSOK