429 W 6th St · Kiowa, OK 74553

$69,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 94 Days on market

Built 2000 0.28 ac lot Est $69k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +8.1/10.0
• ARV discount +7.0/15.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WOW! SUPER CUTE AND MOVE IN READY!!! THINK AIR B & B, DOWNSIZING, OR JUST A LITTLE PLACE TO GET AWAY! THIS LITTLE NUMBER HAS A FULLY EQUIPPED KITCHEN TO INCLUDE GRANITE, A REFRIGERATOR, STOVE, ICE MAKER & A TABLE WITH 4 CHAIRS! A SUPER NICE BATHROOM WITH A WALK IN SHOWER & GRANITE COUNTERS TOO! THE BEDROOM IS SPACIOUS AND WOULD BE PERFECT FOR A HIDE-A-BED SOFA & A COUPLE OF CHAIRS. THERE IS ALSO AN ALL IN ONE WASHER & DRYER THAT WILL STAY WITH THE HOME. COMPACT BUT THIS ONE HAS EVERYTHING YOU COULD WANT OR NEED! DON'T MISS OUT!

Key facts

• Granite counters
• Walk in shower
• 0.28 acre lot

Tags

• FULLY EQUIPPED KITCHEN
• WALK IN SHOWER
• GRANITE COUNTERS
• ALL IN ONE WASHER DRYER

Property features AI

Finance

• HOA & community: Gutter(s) listed as community feature

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation; Manufactured/log style with wood siding
• Construction: Metal roof
• Exterior features: Porch; Rain gutters; Corner lot

Interior

• Kitchen: Oven; Range; Refrigerator; Icemaker; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless cooling; Ductless electric heating
• Interior features: Granite counters; Ceiling fan(s); Vinyl windows; Electric oven/range connections; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer (present)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#363 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime D+, amenities F.
• Kiowa (rural): math 40% / reading 35% proficiency, ranked #147 of 513 in OK (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($483 loan paydown + $4k appreciation (6.2% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 94 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $70k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 1.38% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $69,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Taylor St	0.16mi	2/2.0	952 (-10%)	3mo	$61,500	$65	68

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

Projected returns pro-forma

6.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.21×
• Total profit: $43,336
• Equity at exit: $44,729

10-year hold

• IRR: 31.3%
• Equity multiple: 6.60×
• Total profit: $109,642
• Equity at exit: $81,801

Cash invested: $19,572 (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 74553

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $352

Break-even live

Break-even rent $516

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,900 Active 94 DOM
2. 2026-06-17
   days on market $69,900 Active 93 DOM
3. 2026-06-16
   days on market $69,900 Active 92 DOM
4. 2026-06-15
   days on market $69,900 Active 91 DOM
5. 2026-06-13
   days on market $69,900 Active 89 DOM
6. 2026-06-12
   days on market $69,900 Active 88 DOM
7. 2026-06-09
   days on market $69,900 Active 85 DOM
8. 2026-06-08
   days on market $69,900 Active 84 DOM
9. 2026-06-08
   days on market $69,900 Active 83 DOM
10. 2026-06-05
    days on market $69,900 Active 81 DOM
11. 2026-06-04
    days on market $69,900 Active 79 DOM
12. 2026-06-02
    days on market $69,900 Active 78 DOM
13. 2026-06-01
    days on market $69,900 Active 77 DOM
14. 2026-05-31
    days on market $69,900 Active 76 DOM
15. 2026-05-11
    price $69,900
16. 2026-03-14
    listed $74,900 Active
17. 2025-08-14
    soldstatus $15,000
18. 1993-05-20
    soldstatus $15,500

ⓘ 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: $147 · $12/mo
• Projected year-2 tax: $629 · $52/mo
• Expected delta: +$482/yr (+$40/mo · 328.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $11,550
• − Mortgage interest: −$3,915
• − Property taxes: −$147
• − Insurance: −$350
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,033
• Taxable income: $3,256
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,448/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: Kiowa
• NCES district ID: 4016650
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $37,966
• Composite: 33.81/100
• National rank: #10386
• State rank: #147 of 513 in OK

Livability — Kiowa

• Score: 60/100
• State rank: #363
• US rank: #19301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kiowa, OK
• Population (ZIP): 1,374

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 26% Native American 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.18%
• Current HPI: 288.3942
• 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

+351.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $69,900 MLS Technology, Inc.
• 2026-03-14 Listed $74,900 MLS Technology, Inc.
• 2025-08-14 Sold (Public Records) $15,000 Public Records
• 1993-05-20 Sold (Public Records) $15,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $147 · +5.0% YoY. Source: county tax records.