715 S Hickory St · Nowata, OK 74048

$146,500

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 170 Days on market

Built 1971 8,869 sqft lot Est $113k · 30% over

---

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 +12.4/30.0
• Appreciation +8.4/10.0
• DSCR +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks

What a little doll house this home is! It is absolutely adorable with the siding and metal roof outside.  You can really tell this home has had a lot of tender loving care.   Step into the living area and notice  is a nice-sized room that would be great to enjoying the company of your family and friends. The living room's windows let in a lot of natural light! Right off the living area is the Master bedroom and surprising this bedroom has a master bathroom.  The master bathroom is a full bath with a tub. The owner really thought the floorplan of this house out because they have another full bath with a shower in the hallway. This house has the most amazing Kitchen!&

Key facts

• Fenced in area
• Metal roof
• Big countertop

Tags

• METAL ROOF
• MASTER BATHROOM
• FULL BATH
• BIG COUNTERTOP
• FENCED IN AREA

Property features AI

Finance

• HOA & community: Gutter(s) noted as a community feature

Exterior

• Parking: Attached garage with 2 spaces; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west
• Construction: Vinyl siding with wood frame construction; Metal roof; Crawlspace foundation; Built from public records (year built source)
• Exterior features: Covered porch; Porch; Rain gutters; Chain link fencing; Shed(s)/storage

Interior

• Kitchen: Country-style kitchen; Oven; Range; Refrigerator
• Bedrooms: Master bedroom with private bath (first level); Additional bedroom (first level)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bath with bathtub; Hall full bath with separate shower
• Heating & cooling: Electric heating; Gas heating; Radiant heating; Window cooling units
• Interior features: Vinyl window frames; Laminate counters; Ceiling fan(s); Crawl space basement
• Laundry & utility: Utility room located inside (first level); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $-25 ($-299/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (26.6% below list).
• Recommended offer: $108k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.7% in Nowata — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 58/100 on livability (#455 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Nowata (town): math 10% / reading 18% proficiency, ranked #234 of 270 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 8 units permitted in Nowata County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.8% local appreciation)).
• Nowata County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $146k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $107,574 (26.6% 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 170 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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: 0.73% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $113,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 S Hickory St	0.12mi	3/1.0	1,200 (-1%)	1mo	$75,000	$63	91
714 S Hickory St	0.03mi	3/2.0	1,096 (-10%)	3mo	$115,000	$105	75
706 W Bushyhead	0.35mi	3/1.5	1,160 (-5%)	0mo	$164,000	$141	74
526 S Pine St	0.26mi	3/1.0	1,232 (+1%)	19mo	$85,000	$69	70
406 W Ironman Ave	0.03mi	3/2.0	1,377 (+13%)	3mo	$68,000	$49	70
522 Maple St	0.30mi	3/1.5	1,188 (-2%)	17mo	$110,000	$93	66
814 W Sequoyah St	0.44mi	3/2.0	1,232 (+1%)	13mo	$119,000	$97	62
544 S Pine St	0.22mi	2/1.0 (-1)	1,056 (-13%)	2mo	$64,000	$61	61
428 S Hickory St	0.35mi	2/1.0 (-1)	1,104 (-9%)	4mo	$49,000	$44	60
322 W Seneca St	0.43mi	3/2.0	1,332 (+10%)	10mo	$155,000	$116	52
439 S Adair St	0.62mi	3/2.0	1,120 (-8%)	7mo	$118,000	$105	48
206 S Hickory St	0.68mi	3/1.5	1,352 (+11%)	11mo	$105,000	$78	39

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

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.15×
• Total profit: $47,286
• Equity at exit: $99,162

10-year hold

• IRR: 16.2%
• Equity multiple: 4.38×
• Total profit: $138,751
• Equity at exit: $186,264

Cash invested: $41,020 (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 74048

• Home prices YoY: 2.9%
• Active inventory: 50
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$768
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-25

Break-even live

Break-even rent $1,107

Max offer price $142,104

Occupancy floor 97%

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: $36,625
• Closing costs: $4,395
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-11
   status Pending
2. 2026-03-06
   price $146,500
3. 2025-11-19
   listed $155,000 Active
4. 2006-05-02
   historical
5. 2006-05-01
   soldstatus $62,500
6. 2006-05-01
   soldstatus $62,500
7. 2006-01-31
   listed $63,900
8. 2005-03-03
   historical
9. 2005-01-28
   listed $58,500
10. 2001-07-30
    soldstatus $37,000

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$774/yr (+$64/mo · 141.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,909
• − Mortgage interest: −$8,206
• − Property taxes: −$545
• − Insurance: −$732
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$4,262
• Taxable loss: −$2,902
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $398/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: Nowata
• NCES district ID: 4021930
• Math proficiency: 10% ▼ -26.00%
• Reading proficiency: 18% ▼ -15.00%
• Median HH income: $37,644
• Composite: 11.73/100
• National rank: #9689
• State rank: #234 of 270 in OK

Livability — Nowata

• Score: 58/100
• State rank: #455
• US rank: #21518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nowata, OK
• City population: 5,592
• Population (ZIP): 5,592

Population outlook (Nowata County) Hauer SSP2

• Today (2025): 10,711 people
• By 2030: 10,803 · +0.9%
• By 2040: 10,984 · +2.5%
• By 2050: 11,094 · +3.6%
• By 2075: 11,730 · +9.5%
• By 2100: 11,734 · +9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Native American 16% Two or more races 14% Hispanic / Latino 4% Black 2%
• Common ancestry: Iranian 2% Slovak 2% European 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Nowata

• 2024 margin: Solid R (+67.0) · D 15.8% · R 82.8% · Other 1.5%
• 2008→2024 swing: -30.5pp toward R · 2008: -36.5pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+66.0 2016: R+60.9 2012: R+39.0 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.75%
• Current HPI: 237.1251
• 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

+295.9% since first listed

10 events — show timeline

• 2026-05-11 Pending — MLS Technology, Inc.
• 2026-03-06 Price Changed $146,500 MLS Technology, Inc.
• 2025-11-19 Listed $155,000 MLS Technology, Inc.
• 2006-05-02 Listing Removed — MLS Technology, Inc.
• 2006-05-01 Sold (Public Records) $62,500 Public Records
• 2006-05-01 Sold (MLS) $62,500 MLS Technology, Inc.
• 2006-01-31 Listed $63,900 MLS Technology, Inc.
• 2005-03-03 Listing Removed — MLS Technology, Inc.
• 2005-01-28 Listed $58,500 MLS Technology, Inc.
• 2001-07-30 Sold (Public Records) $37,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $545 · +1.5% YoY. Source: county tax records.