344 S 6th St · Mountain View, OK 73062

$119,000

3 bd · 2.0 ba · 1,944 sqft · SingleFamily public records · 212 Days on market

Built 1978 10,498 sqft lot Est $159k · 25% under ↓ 16% since listing

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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 +25.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Over 1900 square feet of living space in this large brick home on the south end of 6th street Mountain View. 4 bedrooms and 2 bathrooms there is plenty of space for a large family or lots of guests. This house features two large living rooms, a wood burning fireplace, and attached two car garage. Built on three lots the plus size estate has two outbuilding and a below ground storm shelter and is further enriched but shade bearing trees and a cozy country feel. Property is selling "AS-IS" Seller is offering no concessions to buyer.

Key facts

• Three lots
• Two outbuilding
• Large brick home

Tags

• LARGE BRICK HOME
• TWO LARGE LIVING ROOMS
• WOOD BURNING FIREPLACE
• ATTACHED TWO CAR GARAGE
• THREE LOTS
• TWO OUTBUILDING

Property features AI

Finance

• Other: Legal addition: Mountain View Ot; Directions available: From Highway 9 go south on 6th Street to the end of the second block; property is on the east side of the road
• Financial info: Not assumable; Loan qualification: Unknown; Current tax amount reported
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; Residential property; One story; Existing property
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built prior to or in assessor records (existing)
• Exterior features: Covered porch; Outbuildings; Storm shelter (below ground); Homestead exempt

Interior

• Bedrooms: 4 bedrooms (one-level home)
• Bathrooms: 2 full bathrooms
• Interior features: Two living areas; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#199 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Mountain View-Gotebo (rural): math 50% / reading 45% proficiency, ranked #45 of 513 in OK (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View-Gotebo Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 202 students, 0% FRL); Mountain View-Gotebo Hs (math 10% / reading 24%, grade F, #309 of 447 statewide, top 70%, 66 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Mountain View-Gotebo average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $159,408
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 S 3rd St	0.18mi	2/2.0 (-1)	1,712 (-12%)	18mo	$80,000	$47	52
343 N 8th St	0.45mi	3/2.0	2,197 (+13%)	8mo	$52,500	$24	51
610 N 3rd St	0.62mi	3/2.0	1,882 (-3%)	22mo	$155,000	$82	47
544 N 5th St	0.55mi	2/2.0 (-1)	1,755 (-10%)	19mo	$155,000	$88	37

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: 31.4%
• Equity multiple: 3.46×
• Total profit: $81,957
• Equity at exit: $107,205

10-year hold

• IRR: 27.1%
• Equity multiple: 7.83×
• Total profit: $227,706
• Equity at exit: $231,191

Cash invested: $33,320 (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 73062

• Home prices YoY: 5.2%
• Active inventory: 3
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $270

Break-even live

Break-even rent $884

Max offer price $119,000

Occupancy floor 73%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-03-06
   status Active
3. 2026-02-17
   status Pending
4. 2026-01-29
   price $119,000
5. 2025-10-08
   price $129,900
6. 2025-09-12
   listed $141,750 Active

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$778/yr (+$65/mo · 265.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,706
• − Mortgage interest: −$6,666
• − Property taxes: −$293
• − Insurance: −$595
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,462
• Taxable income: $1,338
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,920/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: Mountain View-Gotebo
• NCES district ID: 4029886
• Math proficiency: 50% ▲ 20.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $41,057
• Composite: 41.99/100
• National rank: #7086
• State rank: #45 of 513 in OK

Livability — Mountain View

• Score: 63/100
• State rank: #199
• US rank: #15051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, OK
• Population (ZIP): 1,077

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 15% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.99%
• Current HPI: 262.3324
• 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

-16.0% since first listed

6 events — show timeline

• 2026-04-29 Pending — MLSOK
• 2026-03-06 Relisted — MLSOK
• 2026-02-17 Pending — MLSOK
• 2026-01-29 Price Changed $119,000 MLSOK
• 2025-10-08 Price Changed $129,900 MLSOK
• 2025-09-12 Listed $141,750 MLSOK

Property tax history

+2.5%/yr

Latest (2025): $293 · +1.0% YoY. Source: county tax records.