213 W H St · Ringling, OK 73456

$49,500

4 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 50 Days on market

Built 1940 0.40 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Looking for an investment property to add to your portfolio, or needing some land to build? Here is an opportunity for you to own 5 residential lots and a split level home that could be given new life with some hard work or could be removed leaving a nice piece of property to build on or add RV spots or tiny homes for extra income. This home began as a small frame house with a crawl space and the owners later added a second floor with a large bedroom and small bathroom. They also added living space to the ground floor which was constructed on a concrete slab. It has been vacant for quite some time and is being sold "As Is" as it will need extensive repairs for renovation to be an option. At this price it is definitely worth taking a look! Interior photos coming soon. Call for a showing today!

Key facts

• Leveled kitchen area
• New pex plumbing
• New vanity

Tags

• NEW PEX PLUMBING
• UPDATED ELECTRICAL SYSTEM
• NEW HOT WATER HEATER
• LEVELED KITCHEN AREA
• REFRESHED BATHROOM
• NEW VANITY

Property features AI

Finance

• Financial info: Listing offered as-is; financing options include cash and conventional; Loan qualifying available; Assumable loan: No; Current price listed (information provided)
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Two-level property; Residential property; Existing construction
• Construction: Frame construction; Composition roof; Combination foundation; Built on a 0.4025-acre lot
• Exterior features: Covered patio; Below-ground storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#284 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Ringling (rural): math 15% / reading 20% proficiency, ranked #447 of 513 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ringling Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 209 students, 0% FRL); Ringling Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 96 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($342 loan paydown + $1k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -15% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $9k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $50k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.66% ✓
• Cap rate: 24.06%
• Cash-on-cash: 63.45%
• DSCR: 3.82
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $100,100
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 S 5th St	0.10mi	3/2.0 (-1)	1,591 (+3%)	1mo	$200,000	$126	84
502 S 6th	0.18mi	3/— (-1)	1,462 (-5%)	22mo	$55,000	$38	60
217 I St	0.24mi	3/2.0 (-1)	1,747 (+13%)	15mo	$69,000	$39	49
307 E I St	0.27mi	3/2.0 (-1)	1,344 (-13%)	22mo	$87,000	$65	43

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: 68.2%
• Equity multiple: 4.80×
• Total profit: $52,639
• Equity at exit: $22,257

10-year hold

• IRR: 67.7%
• Equity multiple: 9.80×
• Total profit: $121,976
• Equity at exit: $34,301

Cash invested: $13,860 (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 73456

• Active inventory: 11
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $733

Break-even live

Break-even rent $388

Max offer price $49,500

Occupancy floor 39%

Sensitivity live

Price	-10% $761	-5% $747	+0% $733	+5% $719	+10% $705
Rent	-10% $629	-5% $681	+0% $733	+5% $785	+10% $837
Rate	-1.0pp $758	-0.5pp $745	base $733	+0.5pp $720	+1.0pp $707

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $49,500 Active 50 DOM
2. 2026-06-18
   days on market $49,500 Active 48 DOM
3. 2026-06-17
   days on market $49,500 Active 47 DOM
4. 2026-06-16
   days on market $49,500 Active 46 DOM
5. 2026-06-15
   days on market $49,500 Active 45 DOM
6. 2026-06-13
   days on market $49,500 Active 43 DOM
7. 2026-06-12
   days on market $49,500 Active 42 DOM
8. 2026-06-09
   days on market $49,500 Active 39 DOM
9. 2026-06-08
   days on market $49,500 Active 38 DOM
10. 2026-06-08
    days on market $49,500 Active 37 DOM
11. 2026-06-05
    days on market $49,500 Active 35 DOM
12. 2026-06-04
    days on market $49,500 Active 33 DOM
13. 2026-06-02
    days on market $49,500 Active 32 DOM
14. 2026-06-01
    days on market $49,500 Active 31 DOM
15. 2026-05-31
    days on market $49,500 Active 30 DOM
16. 2026-05-21
    price $49,500
17. 2026-04-30
    listed $58,500 Active
18. 2023-05-22
    soldstatus $17,250 Closed 815-char remark

    Show marketing remark (815 chars)

    Looking for an investment property to add to your portfolio, or needing some land to build? Here is an opportunity for you to own 5 residential lots and a split level home that could be given new life with some hard work or could be removed leaving a nice piece of property to build on or add RV spots or tiny homes for extra income. This home began as a small frame house with a crawl space and the owners later added a second floor with a large bedroom and small bathroom. They also added living space to the ground floor which was constructed on a concrete slab. It has been vacant for quite some time and is being sold "As Is" as it will need extensive repairs for renovation to be an option. At this price it is definitely worth taking a look! Interior photos coming soon. Call for a showing today!

19. 2023-05-01
    status Pending 815-char remark

    Show marketing remark (815 chars)

    Looking for an investment property to add to your portfolio, or needing some land to build? Here is an opportunity for you to own 5 residential lots and a split level home that could be given new life with some hard work or could be removed leaving a nice piece of property to build on or add RV spots or tiny homes for extra income. This home began as a small frame house with a crawl space and the owners later added a second floor with a large bedroom and small bathroom. They also added living space to the ground floor which was constructed on a concrete slab. It has been vacant for quite some time and is being sold "As Is" as it will need extensive repairs for renovation to be an option. At this price it is definitely worth taking a look! Interior photos coming soon. Call for a showing today!

20. 2023-04-26
    listed $18,000 Active 815-char remark

    Show marketing remark (815 chars)

    Looking for an investment property to add to your portfolio, or needing some land to build? Here is an opportunity for you to own 5 residential lots and a split level home that could be given new life with some hard work or could be removed leaving a nice piece of property to build on or add RV spots or tiny homes for extra income. This home began as a small frame house with a crawl space and the owners later added a second floor with a large bedroom and small bathroom. They also added living space to the ground floor which was constructed on a concrete slab. It has been vacant for quite some time and is being sold "As Is" as it will need extensive repairs for renovation to be an option. At this price it is definitely worth taking a look! Interior photos coming soon. Call for a showing today!

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $445 · $37/mo
• Expected delta: +$130/yr (+$11/mo · 41.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,787
• − Mortgage interest: −$2,773
• − Property taxes: −$315
• − Insurance: −$248
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$1,440
• Taxable income: $8,486
• Est. tax owed @ 24.0%: −$2,037
• After-tax cash flow: $6,758/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: Ringling
• NCES district ID: 4025860
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $36,839
• Composite: 17.92/100
• National rank: #14101
• State rank: #447 of 513 in OK

Livability — Ringling

• Score: 61/100
• State rank: #284
• US rank: #17492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ringling, OK
• Population (ZIP): 1,659

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 5,922 people
• By 2030: 5,728 · -3.3%
• By 2040: 5,362 · -9.5%
• By 2050: 5,025 · -15.1%
• By 2075: 4,538 · -23.4%
• By 2100: 4,300 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: European 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+71.6) · D 13.4% · R 85.0% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -34.5pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+71.6 2016: R+65.7 2012: R+46.1 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+175.0% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $49,500 MLSOK
• 2026-04-30 Listed $58,500 MLSOK
• 2023-05-22 Sold (MLS) $17,250 MLS Technology, Inc.
• 2023-05-01 Pending — MLS Technology, Inc.
• 2023-04-26 Listed $18,000 MLS Technology, Inc.

Property tax history

+5.1%/yr

Latest (2025): $315 · -7.6% YoY. Source: county tax records.