100 N Woodward St · Ames, OK 73718

$105,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 74 Days on market

Built 1960

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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 +26.8/30.0
• DSCR +9.2/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

This charming three-bedroom home offers over 1,300 square feet of comfortable living space, perfectly positioned on a desirable corner lot. Inside, you’ll find a functional layout with inviting living areas, ideal for both everyday living and entertaining. Step outside to enjoy the spacious backyard—plenty of room for gatherings, pets, or gardening. A standout feature is the bonus shed/workshop in the back, providing the perfect space for hobbies, storage, or projects. With its great location, ample outdoor space, and added versatility, this property is full of potential and ready to fit a variety of lifestyles. Call today.

Key facts

• Garage
• Listed 73 days

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public sewer; Public water (also lists well/private)
• Home design: Single-family residence; One story; Residential property
• Construction: Above-grade finished area reported
• Exterior features: Composition roof; Corner lot; Property faces east

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central cooling; Central heating; Natural gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#525 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities F.
• Cimarron (rural): math 15% / reading 20% proficiency, ranked #421 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($726 loan paydown + $6k appreciation (5.6% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $29k 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 74 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1960 — 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 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?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.56×
• Total profit: $45,777
• Equity at exit: $63,097

10-year hold

• IRR: 23.0%
• Equity multiple: 5.12×
• Total profit: $121,082
• Equity at exit: $111,991

Cash invested: $29,400 (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 73718

• Home prices YoY: 2.1%
• Active inventory: 3
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $286

Break-even live

Break-even rent $795

Max offer price $105,000

Occupancy floor 70%

Sensitivity live

Price	-10% $346	-5% $316	+0% $286	+5% $257	+10% $227
Rent	-10% $195	-5% $241	+0% $286	+5% $332	+10% $378
Rate	-1.0pp $339	-0.5pp $313	base $286	+0.5pp $259	+1.0pp $231

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $105,000 Active 74 DOM
2. 2026-06-18
   days on market $105,000 Active 73 DOM
3. 2026-06-17
   days on market $105,000 Active 72 DOM
4. 2026-06-16
   days on market $105,000 Active 71 DOM
5. 2026-06-15
   days on market $105,000 Active 70 DOM
6. 2026-06-14
   days on market $105,000 Active 68 DOM
7. 2026-06-12
   days on market $105,000 Active 67 DOM
8. 2026-06-09
   days on market $105,000 Active 64 DOM
9. 2026-06-08
   days on market $105,000 Active 63 DOM
10. 2026-06-07
    days on market $105,000 Active 62 DOM
11. 2026-06-05
    days on market $105,000 Active 59 DOM
12. 2026-06-03
    days on market $105,000 Active 58 DOM
13. 2026-06-02
    days on market $105,000 Active 57 DOM
14. 2026-06-01
    days on market $105,000 Active 56 DOM
15. 2026-05-31
    days on market $105,000 Active 55 DOM
16. 2026-05-30
    days on market $105,000 Active 54 DOM
17. 2026-05-18
    price $105,000
18. 2026-04-29
    price $109,500
19. 2026-04-29
    price $109,900
20. 2026-04-06
    listed $114,900 Active
21. 2016-11-04
    soldstatus $50,100
22. 2006-04-14
    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: $405 · $34/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$540/yr (+$45/mo · 133.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,891
• − Mortgage interest: −$5,882
• − Property taxes: −$405
• − Insurance: −$525
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,055
• Taxable income: $1,803
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $3,004/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: Cimarron
• NCES district ID: 4007710
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $54,194
• Composite: 19.58/100
• National rank: #13922
• State rank: #421 of 513 in OK

Livability — Ames

• Score: 56/100
• State rank: #525
• US rank: #22800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ames, OK
• Population (ZIP): 449

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Slovak 4% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.56%
• Current HPI: 264.2991
• 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

+200.0% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $105,000 NWOAR
• 2026-04-29 Price Changed $109,500 NWOAR
• 2026-04-29 Price Changed $109,900 NWOAR
• 2026-04-06 Listed $114,900 NWOAR
• 2016-11-04 Sold (Public Records) $50,100 Public Records
• 2006-04-14 Sold (Public Records) $35,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $405 · +3.6% YoY. Source: county tax records.