602 S 6th St · Kingfisher, OK 73750

$119,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 95 Days on market

Built 1995 5,088 sqft lot Est $142k · 16% under

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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 +25.1/30.0
• ARV discount +14.7/15.0
• DSCR +8.2/10.0
• 1% rule +5.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as can be 3 bedroom home sitting in the heart of Kingfisher. If you're looking for an investment property or a home that won't break the bank, take time to consider this one. Enjoy this spacious corner lot with large established trees, carport covered parking keeps your automobile protected from the harsh Oklahoma elements, & additional exterior storage room. Oversized covered front porch is the perfect spot to enjoy a cup of morning coffee. Walk to downtown & grab a bite to eat or catch a movie. Convenience is what it's all about! Home has 3 good sized bedrooms & kitchen with space for breakfast table. 9' ceilings also brings a spacious feel. Full hall bath plus an additional walk-in shower in the laundry room is an added bonus. So much to offer for the price point!

Key facts

• Walk to downtown
• Bonus storage space
• Corner lot

Tags

• CORNER LOT
• CARPORT COVERED PARKING
• BONUS STORAGE SPACE
• OVERSIZED COVERED FRONT PORCH
• WALK TO DOWNTOWN
• HALF BATH WITH WALK-IN SHOWER

Property features AI

Finance

• Other: Homestead eligible; Corporate approval required for sale; Property recorded in the Cunningham addition
• Financial info: Cash, Conventional, FHA/VA financing accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Residential property
• Construction: Vinyl siding; Composition roof (replaced/updated 2023); Conventional foundation; Existing property
• Exterior features: Covered porch; Wood fencing; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: No fireplace; No dedicated study; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $263 ($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: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.1% in Kingfisher — 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 (#194 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Kingfisher (town): math 34% / reading 41% proficiency, ranked #23 of 270 in OK (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heritage Elementary (math 47% / reading 47%, grade D-, #52 of 845 statewide, top 7%, 182 students, 0% FRL); Kingfisher Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 386 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 39 units permitted in Kingfisher County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kingfisher County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $141,778
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 E Broadway Ave	0.41mi	2/1.0 (-1)	1,078 (+1%)	10mo	$155,000	$144	65
1013 S 10th St	0.47mi	2/2.0 (-1)	1,044 (-2%)	3mo	$138,000	$132	63
723 S 9th St	0.28mi	2/1.0 (-1)	1,147 (+8%)	7mo	$135,000	$118	63
214 W Locust Ave	0.31mi	3/2.0	1,051 (-1%)	19mo	$149,000	$142	63
910 S 10th St	0.43mi	3/2.0	1,152 (+8%)	2mo	$161,500	$140	61
214 E Don Blanding Ave	0.24mi	2/1.0 (-1)	984 (-8%)	15mo	$105,000	$107	59
216 E Fay Ave	0.20mi	2/1.0 (-1)	936 (-12%)	8mo	$30,000	$32	58
702 W Fay Ave	0.53mi	3/1.0	1,107 (+4%)	13mo	$160,000	$145	58
1302 S 12th St	0.73mi	3/1.5	1,065 (-0%)	11mo	$141,500	$133	55
407 S 8th St	0.23mi	2/2.0 (-1)	1,176 (+10%)	24mo	$120,000	$102	44
710 W Oklahoma Ave	0.54mi	2/1.0 (-1)	916 (-14%)	14mo	$140,000	$153	35
1308 S 11th St	0.70mi	3/1.0	1,225 (+15%)	15mo	$140,000	$114	30

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,541
• Equity at exit: $17,743

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $19,299
• Equity at exit: $10,289

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 73750

• Home prices YoY: -8.3%
• Active inventory: 83
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $263

Break-even live

Break-even rent $967

Max offer price $119,000

Occupancy floor 75%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 S 13th St Kingfisher, OK	3.0	2.0	1427	$1,300	$0.91	19d	1	0.61mi

Listing history 14 events

1. 2026-04-09
   price $119,000
2. 2026-02-21
   listed $129,500 Active
3. 2026-02-04
   historical
4. 2026-01-15
   price $129,500
5. 2025-10-07
   listed $141,750 Active
6. 2023-05-01
   soldstatus $98,000
7. 2023-04-29
   historical 797-char remark

   Show marketing remark (797 chars)

   Cute as can be 3 bedroom home sitting in the heart of Kingfisher. If you're looking for an investment property or a home that won't break the bank, take time to consider this one. Enjoy this spacious corner lot with large established trees, carport covered parking keeps your automobile protected from the harsh Oklahoma elements, & additional exterior storage room. Oversized covered front porch is the perfect spot to enjoy a cup of morning coffee. Walk to downtown & grab a bite to eat or catch a movie. Convenience is what it's all about! Home has 3 good sized bedrooms & kitchen with space for breakfast table. 9' ceilings also brings a spacious feel. Full hall bath plus an additional walk-in shower in the laundry room is an added bonus. So much to offer for the price point!

8. 2023-04-28
   soldstatus $98,000 Closed 797-char remark

   Show marketing remark (797 chars)

   Cute as can be 3 bedroom home sitting in the heart of Kingfisher. If you're looking for an investment property or a home that won't break the bank, take time to consider this one. Enjoy this spacious corner lot with large established trees, carport covered parking keeps your automobile protected from the harsh Oklahoma elements, & additional exterior storage room. Oversized covered front porch is the perfect spot to enjoy a cup of morning coffee. Walk to downtown & grab a bite to eat or catch a movie. Convenience is what it's all about! Home has 3 good sized bedrooms & kitchen with space for breakfast table. 9' ceilings also brings a spacious feel. Full hall bath plus an additional walk-in shower in the laundry room is an added bonus. So much to offer for the price point!

9. 2023-03-14
   status Pending 797-char remark

   Show marketing remark (797 chars)

   Cute as can be 3 bedroom home sitting in the heart of Kingfisher. If you're looking for an investment property or a home that won't break the bank, take time to consider this one. Enjoy this spacious corner lot with large established trees, carport covered parking keeps your automobile protected from the harsh Oklahoma elements, & additional exterior storage room. Oversized covered front porch is the perfect spot to enjoy a cup of morning coffee. Walk to downtown & grab a bite to eat or catch a movie. Convenience is what it's all about! Home has 3 good sized bedrooms & kitchen with space for breakfast table. 9' ceilings also brings a spacious feel. Full hall bath plus an additional walk-in shower in the laundry room is an added bonus. So much to offer for the price point!

10. 2023-03-03
    status Active 797-char remark

    Show marketing remark (797 chars)

    Cute as can be 3 bedroom home sitting in the heart of Kingfisher. If you're looking for an investment property or a home that won't break the bank, take time to consider this one. Enjoy this spacious corner lot with large established trees, carport covered parking keeps your automobile protected from the harsh Oklahoma elements, & additional exterior storage room. Oversized covered front porch is the perfect spot to enjoy a cup of morning coffee. Walk to downtown & grab a bite to eat or catch a movie. Convenience is what it's all about! Home has 3 good sized bedrooms & kitchen with space for breakfast table. 9' ceilings also brings a spacious feel. Full hall bath plus an additional walk-in shower in the laundry room is an added bonus. So much to offer for the price point!

11. 2023-03-02
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Cute as can be 3 bedroom home sitting in the heart of Kingfisher. If you're looking for an investment property or a home that won't break the bank, take time to consider this one. Enjoy this spacious corner lot with large established trees, carport covered parking keeps your automobile protected from the harsh Oklahoma elements, & additional exterior storage room. Oversized covered front porch is the perfect spot to enjoy a cup of morning coffee. Walk to downtown & grab a bite to eat or catch a movie. Convenience is what it's all about! Home has 3 good sized bedrooms & kitchen with space for breakfast table. 9' ceilings also brings a spacious feel. Full hall bath plus an additional walk-in shower in the laundry room is an added bonus. So much to offer for the price point!

12. 2023-02-23
    price $98,000 797-char remark

    Show marketing remark (797 chars)

    Cute as can be 3 bedroom home sitting in the heart of Kingfisher. If you're looking for an investment property or a home that won't break the bank, take time to consider this one. Enjoy this spacious corner lot with large established trees, carport covered parking keeps your automobile protected from the harsh Oklahoma elements, & additional exterior storage room. Oversized covered front porch is the perfect spot to enjoy a cup of morning coffee. Walk to downtown & grab a bite to eat or catch a movie. Convenience is what it's all about! Home has 3 good sized bedrooms & kitchen with space for breakfast table. 9' ceilings also brings a spacious feel. Full hall bath plus an additional walk-in shower in the laundry room is an added bonus. So much to offer for the price point!

13. 2022-11-17
    listed $112,500 Active 797-char remark

    Show marketing remark (797 chars)

    Cute as can be 3 bedroom home sitting in the heart of Kingfisher. If you're looking for an investment property or a home that won't break the bank, take time to consider this one. Enjoy this spacious corner lot with large established trees, carport covered parking keeps your automobile protected from the harsh Oklahoma elements, & additional exterior storage room. Oversized covered front porch is the perfect spot to enjoy a cup of morning coffee. Walk to downtown & grab a bite to eat or catch a movie. Convenience is what it's all about! Home has 3 good sized bedrooms & kitchen with space for breakfast table. 9' ceilings also brings a spacious feel. Full hall bath plus an additional walk-in shower in the laundry room is an added bonus. So much to offer for the price point!

14. 2017-08-16
    soldstatus $85,000

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,600
• − Mortgage interest: −$6,666
• − Property taxes: −$1,083
• − Insurance: −$595
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,462
• Taxable income: $1,298
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,846/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: Kingfisher
• NCES district ID: 4016560
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $55,259
• Composite: 32.9/100
• National rank: #5605
• State rank: #23 of 270 in OK

Livability — Kingfisher

• Score: 63/100
• State rank: #194
• US rank: #14896

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: Kingfisher, OK
• City population: 7,078
• Population (ZIP): 7,078

Population outlook (Kingfisher County) Hauer SSP2

• Today (2025): 16,635 people
• By 2030: 17,167 · +3.2%
• By 2040: 18,317 · +10.1%
• By 2050: 19,454 · +16.9%
• By 2075: 23,115 · +39.0%
• By 2100: 25,758 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 10% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Kingfisher

• 2024 margin: Solid R (+71.4) · D 13.7% · R 85.1% · Other 1.3%
• 2008→2024 swing: -3.0pp toward R · 2008: -68.4pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+72.2 2016: R+71.3 2012: R+68.5 2008: R+68.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.01%
• Current HPI: 286.0195
• 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

+40.0% since first listed

14 events — show timeline

• 2026-04-09 Price Changed $119,000 MLSOK
• 2026-02-21 Listed $129,500 MLSOK
• 2026-02-04 Listing Removed — MLSOK
• 2026-01-15 Price Changed $129,500 MLSOK
• 2025-10-07 Listed $141,750 MLSOK
• 2023-05-01 Sold (Public Records) $98,000 Public Records
• 2023-04-29 Listing Removed — MLSOK
• 2023-04-28 Sold (MLS) $98,000 MLSOK
• 2023-03-14 Pending — MLSOK
• 2023-03-03 Relisted — MLSOK
• 2023-03-02 Pending — MLSOK
• 2023-02-23 Price Changed $98,000 MLSOK
• 2022-11-17 Listed $112,500 MLSOK
• 2017-08-16 Sold (Public Records) $85,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,083 · +18.6% YoY. Source: county tax records.