405 S Thompson St · Vinita, OK 74301

$118,800

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 6 Days on market

Built 1935 9,735 sqft lot

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Why this score? — see what drove the C 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 +21.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Beautiful property that's been renewed, refreshed, and ready for a new owner! Perfect home for investor or first-time buyers. Call for your appointment to see this one today! "Coming Soon. No Showings or Offers until 5/28/26".

Key facts

• 9,735 sq ft lot
• Garage
• Built 1935

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached garage (1 car)
• Security: Storm shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces northwest; Crawlspace foundation
• Construction: Built per public records; Wood frame construction with asbestos siding; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered porch; Deck; Patio; Dirt driveway; Privacy fencing; Storm shelter

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Plumbed for ice maker; Tankless water heater
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Hall bath; master has private bath
• Heating & cooling: Electric heating (zoned); Zoned cooling
• Interior features: High ceilings; Laminate countertops; Ceiling fan(s); Electric oven and range connections; Wood window frames; Storm door(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, first floor)

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 $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (7.4% below list).
• Recommended offer: $110k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.7% in Vinita — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($821 loan paydown + $12k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $119k implies a 324% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $110,000 (7.4% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.93% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $74,160
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 S Miller St	0.20mi	3/2.0	1,260 (+2%)	1mo	$215,000	$171	87
617 S Thompson St	0.26mi	3/2.0	1,344 (+9%)	1mo	$80,000	$60	73
504 S Foreman St	0.29mi	2/1.0 (-1)	1,232 (-0%)	21mo	$68,200	$55	59
240 S 2nd	0.46mi	2/2.0 (-1)	1,128 (-9%)	9mo	$139,900	$124	52
103 S Brown	0.69mi	2/2.0 (-1)	1,326 (+7%)	8mo	$65,000	$49	44

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: 28.8%
• Equity multiple: 3.28×
• Total profit: $75,739
• Equity at exit: $107,024

10-year hold

• IRR: 25.0%
• Equity multiple: 7.44×
• Total profit: $214,189
• Equity at exit: $230,802

Cash invested: $33,264 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$623
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $174

Break-even live

Break-even rent $879

Max offer price $118,800

Occupancy floor 79%

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: $29,700
• Closing costs: $3,564
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S 5th St Vinita, OK	2.0	1.0	970	$1,100	$1.13	1d	1	0.66mi

Listing history 3 events

1. 2026-06-02
   statusdays on market $118,800 Pending 6 DOM
2. 2026-06-01
   days on market $118,800 Active 5 DOM
3. 2026-05-31
   days on market $118,800 Active 4 DOM

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $1,069 · $89/mo
• Expected delta: +$802/yr (+$67/mo · 300.4%)

ⓘ 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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,655
• − Property taxes: −$267
• − Insurance: −$594
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,456
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,063/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+324.3% since first listed

2 events — show timeline

• 2026-05-26 Listed $118,800 MLS Technology, Inc.
• 2002-09-06 Sold (Public Records) $28,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $267 · +6.0% YoY. Source: county tax records.