601 N Morton St · Hollis, OK 73550

$95,500

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 23 Days on market

Built 1960 10,498 sqft lot Est $115k · 17% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Appreciation +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This beautiful 1768 square feet home has 3 bedrooms and 2 bathrooms. The living room has a brick fireplace with built-in shelves. The kitchen has a new farm house sink with plenty of cabinets and counter space. The breakfast nook has a built-in buffet and a built-in china cabinet. This leads into the formal dining room. From there you are ushered back into the bedrooms. Each having ample closet space with folding doors. The front bathroom has a generous space with built in cabinets opposite the vanity and above the bathtub/shower. Your washer and dryer have hook ups in the hallway -located centrally for everyone. Opposite of the washer and dryer are more built-in cabinets. In the very back

Key facts

• New farm house sink
• Built-in buffet
• Brick fireplace

Tags

• BRICK FIREPLACE
• BUILT-IN SHELVES
• NEW FARM HOUSE SINK
• BUILT-IN BUFFET
• BUILT-IN CHINA CABINET
• AMPLE CLOSET SPACE

Property features AI

Finance

• Other: Living area reported as 1,768 (assessor)
• Financial info: Loan financing available; Property tax listed (not included)
• HOA & community: No mandatory association dues

Exterior

• Utilities: Manual geocode (location); Directions by GPS
• Home design: Single family residence; Residential property; One story
• Construction: Brick and brick & frame construction; Composition roof; Built (existing)
• Exterior features: Barn(s); Open patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Wood-burning fireplace; Below-ground storm shelter; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#342 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hollis (rural): math 23% / reading 32% proficiency, ranked #94 of 270 in OK (top 35%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hollis Es (math 27% / reading 32%, grade F, #255 of 845 statewide, top 35%, 229 students, 0% FRL); Hollis Ms (math 22% / reading 27%, grade F, #97 of 345 statewide, top 31%, 108 students, 0% FRL); Hollis Hs (math 10% / reading 50%, grade F, #89 of 447 statewide, top 21%, 155 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $660 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harmon County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $96k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $94,067 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.16% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $114,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 E Lincoln St	0.33mi	3/2.0	1,532 (-13%)	8mo	$100,000	$65	56
510 E Versa St	0.11mi	3/2.0	1,528 (-14%)	20mo	$50,000	$33	55

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

Projected returns pro-forma

-2.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $3,769
• Equity at exit: $14,378

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $27,906
• Equity at exit: $8,495

Cash invested: $26,740 (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 73550

• Home prices YoY: -2.9%
• Active inventory: 6
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$501
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $301

Break-even live

Break-even rent $728

Max offer price $95,500

Occupancy floor 68%

Sensitivity live

Price	-10% $355	-5% $328	+0% $301	+5% $274	+10% $247
Rent	-10% $213	-5% $257	+0% $301	+5% $344	+10% $388
Rate	-1.0pp $349	-0.5pp $325	base $301	+0.5pp $276	+1.0pp $251

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $95,500 Active 23 DOM
2. 2026-06-21
   days on market $95,500 Active 22 DOM
3. 2026-06-18
   days on market $95,500 Active 20 DOM
4. 2026-06-17
   days on market $95,500 Active 19 DOM
5. 2026-06-16
   days on market $95,500 Active 18 DOM
6. 2026-06-15
   days on market $95,500 Active 17 DOM
7. 2026-06-13
   days on market $95,500 Active 15 DOM
8. 2026-06-12
   pricedays on market $95,500 Active 14 DOM
9. 2026-06-09
   days on market $97,500 Active 11 DOM
10. 2026-06-08
    days on market $97,500 Active 10 DOM
11. 2026-06-08
    days on market $97,500 Active 9 DOM
12. 2026-06-05
    days on market $97,500 Active 7 DOM
13. 2026-06-04
    days on market $97,500 Active 5 DOM
14. 2026-06-02
    days on market $97,500 Active 4 DOM
15. 2026-06-01
    days on market $97,500 Active 3 DOM
16. 2026-05-31
    days on market $97,500 Active 2 DOM
17. 2026-05-07
    status Pending
18. 2026-04-20
    price $97,500
19. 2026-03-28
    listed $99,500 Active
20. 2026-03-24
    historical
21. 2026-02-11
    listed $99,500 Active
22. 2026-01-05
    historical
23. 2025-10-10
    price $99,500
24. 2025-06-06
    price $105,000
25. 2025-05-10
    listed $115,000 Active
26. 2025-02-07
    soldstatus $59,500
27. 2025-01-28
    soldstatus $59,500 Closed
28. 2024-12-07
    status Pending
29. 2024-11-13
    listed $75,000 Active
30. 2021-09-10
    historical
31. 2021-08-31
    listed $75,000 Active
32. 2011-12-05
    soldstatus $46,000
33. 2011-12-01
    soldstatus $46,000
34. 2011-09-07
    listed $55,000

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$447/yr (+$37/mo · 108.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,300
• − Mortgage interest: −$5,349
• − Property taxes: −$412
• − Insurance: −$478
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,778
• Taxable income: $2,155
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $3,091/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: Hollis
• NCES district ID: 4014850
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $33,695
• Composite: 22.54/100
• National rank: #8088
• State rank: #94 of 270 in OK

Livability — Hollis

• Score: 60/100
• State rank: #342
• US rank: #18814

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: Hollis, OK
• Population (ZIP): 2,139

Population outlook (Harmon County) Hauer SSP2

• Today (2025): 2,638 people
• By 2030: 2,562 · -2.9%
• By 2040: 2,425 · -8.1%
• By 2050: 2,362 · -10.5%
• By 2075: 2,475 · -6.2%
• By 2100: 2,887 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 35% Black 13% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Harmon

• 2024 margin: Solid R (+61.7) · D 18.7% · R 80.4%
• 2008→2024 swing: -22.8pp toward R · 2008: -38.9pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+61.1 2016: R+50.3 2012: R+42.8 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.97%
• Current HPI: 98.6183
• 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

+77.3% since first listed

18 events — show timeline

• 2026-05-07 Pending — MLSOK
• 2026-04-20 Price Changed $97,500 MLSOK
• 2026-03-28 Listed $99,500 MLSOK
• 2026-03-24 Listing Removed — MLSOK
• 2026-02-11 Listed $99,500 MLSOK
• 2026-01-05 Listing Removed — MLSOK
• 2025-10-10 Price Changed $99,500 MLSOK
• 2025-06-06 Price Changed $105,000 MLSOK
• 2025-05-10 Listed $115,000 MLSOK
• 2025-02-07 Sold (Public Records) $59,500 Public Records
• 2025-01-28 Sold (MLS) $59,500 MLSOK
• 2024-12-07 Pending — MLSOK
• 2024-11-13 Listed $75,000 MLSOK
• 2021-09-10 Listing Removed — MLSOK
• 2021-08-31 Listed $75,000 MLSOK
• 2011-12-05 Sold (Public Records) $46,000 Public Records
• 2011-12-01 Sold (MLS) $46,000 MLSOK
• 2011-09-07 Listed $55,000 MLSOK

Property tax history

+0.9%/yr

Latest (2025): $412 · -20.3% YoY. Source: county tax records.