210 S Oak Ave · Hennessey, OK 73742

$70,000

3 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 115 Days on market

Built 1922 0.47 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 +7.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bath home offers 1,468 square feet of comfortable living space all on one level with minimal stairs for access. Relax on the cozy covered front porch and enjoy the quiet, breezy Oklahoma evenings in a welcoming neighborhood just a couple of blocks from the Hennessey school. Inside, the home features classic style built-in cupboards and shelving in the living room and formal dining room, revealing the properties timeless character. The home offers an extra-large laundry room and a spacious bonus room/pantry conveniently located just off the kitchen, perfect for extra storage, hobbies, or flexible use. Situated on two large lots totaling nearly a half acre, the property provides ample outdoor space and is partially privacy fenced with an additional chain-link fenced in area, a great space for a child's play area or pets. Out back, you’ll appreciate the concrete patio and an extra-large metal carport with a concrete pad. Additionally a detached garage and shed add to the functionality and possibilities of this property. Parking is no worry, the long driveway offers additional parking. Not a fan of drying your laundry? Not a problem, hang them out on the line and let nature do the work! A storm cellar/partial basement can provide protection during Oklahoma storms and additional storage, easily accessed from within the home through the large laundry room. This home was built in 1922 and is ready for it's next chapter, will you be apart of it's story?

Key facts

• Covered front porch
• Built-in cupboards
• Spacious bonus room

Tags

• COVERED FRONT PORCH
• BUILT-IN CUPBOARDS
• EXTRA-LARGE LAUNDRY ROOM
• SPACIOUS BONUS ROOM
• TWO LARGE LOTS
• PARTIALLY PRIVACY FENCED

Property features AI

Finance

• Other: Located on legal addition described in public records; No conditions affecting sale; Unoccupied; Active listing
• Financial info: Not assumable; Loan qualification: Unknown; Property tax amount reported
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exempt (homestead Y/N indicated)
• Home design: Single Family Residence; Residential property; One story; Existing property
• Construction: Frame construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Covered porch; Outbuildings; Corner lot; Below-ground storm shelter

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Zoned heating; Window unit(s) for cooling
• Interior features: One-level layout; Living area; Dining area; Covered porch; Living room with fireplace
• Laundry & utility: Combination foundation (utility access implied)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#32 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Hennessey (rural): math 28% / reading 23% proficiency, ranked #93 of 270 in OK (top 34%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hennessey Lower Es (math 42% / reading 27%, grade F, #168 of 845 statewide, top 24%, 351 students, 0% FRL); Hennessey Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 232 students, 0% FRL) — zoned schools average 0% FRL vs 77% district-wide (77 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 39 units permitted in Kingfisher County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (4.0% local appreciation)).
• Kingfisher County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 115 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $37k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $70k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.67% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.94%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $168,820
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 N Cheyenne St	0.19mi	3/2.0	1,360 (-7%)	13mo	$115,000	$85	64
612 E Red Frk	0.40mi	3/1.5	1,305 (-11%)	9mo	$149,900	$115	53
617 Cleveland	0.57mi	3/1.5	1,324 (-10%)	4mo	$169,000	$128	51
509 N Manning	0.49mi	3/2.0	1,522 (+4%)	20mo	$178,000	$117	51
607 Cleveland Dr	0.56mi	3/2.0	1,647 (+12%)	1mo	$174,900	$106	49
411 Osborn Dr	0.62mi	3/2.0	1,553 (+6%)	11mo	$231,900	$149	48
938 S Main St	0.63mi	2/2.0 (-1)	1,556 (+6%)	6mo	$160,000	$103	47
421 N Cimarron	0.41mi	2/1.5 (-1)	1,319 (-10%)	13mo	$130,000	$99	46
521 N Meramac Dr	0.53mi	3/1.5	1,250 (-15%)	6mo	$128,000	$102	43
424 N Cimarron	0.40mi	3/2.0	1,678 (+14%)	23mo	$225,000	$134	34

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

Projected returns pro-forma

3.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.20×
• Total profit: $43,169
• Equity at exit: $35,308

10-year hold

• IRR: 36.5%
• Equity multiple: 6.39×
• Total profit: $105,742
• Equity at exit: $57,603

Cash invested: $19,600 (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 73742

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $489

Break-even live

Break-even rent $547

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $529	-5% $509	+0% $489	+5% $469	+10% $449
Rent	-10% $397	-5% $443	+0% $489	+5% $535	+10% $581
Rate	-1.0pp $524	-0.5pp $507	base $489	+0.5pp $471	+1.0pp $452

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $70,000 Pending 115 DOM
2. 2026-06-04
   days on market $70,000 Active 114 DOM
3. 2026-06-02
   pricestatusdays on market $70,000 Active 113 DOM
4. 2026-05-01
   status Pending 1502-char remark

   Show marketing remark (1502 chars)

   This charming 3-bedroom, 1-bath home offers 1,468 square feet of comfortable living space all on one level with minimal stairs for access. Relax on the cozy covered front porch and enjoy the quiet, breezy Oklahoma evenings in a welcoming neighborhood just a couple of blocks from the Hennessey school. Inside, the home features classic style built-in cupboards and shelving in the living room and formal dining room, revealing the properties timeless character. The home offers an extra-large laundry room and a spacious bonus room/pantry conveniently located just off the kitchen, perfect for extra storage, hobbies, or flexible use. Situated on two large lots totaling nearly a half acre, the property provides ample outdoor space and is partially privacy fenced with an additional chain-link fenced in area, a great space for a child's play area or pets. Out back, you’ll appreciate the concrete patio and an extra-large metal carport with a concrete pad. Additionally a detached garage and shed add to the functionality and possibilities of this property. Parking is no worry, the long driveway offers additional parking. Not a fan of drying your laundry? Not a problem, hang them out on the line and let nature do the work! A storm cellar/partial basement can provide protection during Oklahoma storms and additional storage, easily accessed from within the home through the large laundry room. This home was built in 1922 and is ready for it's next chapter, will you be apart of it's story?

5. 2026-05-01
   status Pending

   Show marketing remark (1502 chars)

   This charming 3-bedroom, 1-bath home offers 1,468 square feet of comfortable living space all on one level with minimal stairs for access. Relax on the cozy covered front porch and enjoy the quiet, breezy Oklahoma evenings in a welcoming neighborhood just a couple of blocks from the Hennessey school. Inside, the home features classic style built-in cupboards and shelving in the living room and formal dining room, revealing the properties timeless character. The home offers an extra-large laundry room and a spacious bonus room/pantry conveniently located just off the kitchen, perfect for extra storage, hobbies, or flexible use. Situated on two large lots totaling nearly a half acre, the property provides ample outdoor space and is partially privacy fenced with an additional chain-link fenced in area, a great space for a child's play area or pets. Out back, you’ll appreciate the concrete patio and an extra-large metal carport with a concrete pad. Additionally a detached garage and shed add to the functionality and possibilities of this property. Parking is no worry, the long driveway offers additional parking. Not a fan of drying your laundry? Not a problem, hang them out on the line and let nature do the work! A storm cellar/partial basement can provide protection during Oklahoma storms and additional storage, easily accessed from within the home through the large laundry room. This home was built in 1922 and is ready for it's next chapter, will you be apart of it's story?

6. 2025-12-30
   listed $107,000 Active
7. 2025-01-07
   listed $107,000 Active 1502-char remark

   Show marketing remark (1502 chars)

   This charming 3-bedroom, 1-bath home offers 1,468 square feet of comfortable living space all on one level with minimal stairs for access. Relax on the cozy covered front porch and enjoy the quiet, breezy Oklahoma evenings in a welcoming neighborhood just a couple of blocks from the Hennessey school. Inside, the home features classic style built-in cupboards and shelving in the living room and formal dining room, revealing the properties timeless character. The home offers an extra-large laundry room and a spacious bonus room/pantry conveniently located just off the kitchen, perfect for extra storage, hobbies, or flexible use. Situated on two large lots totaling nearly a half acre, the property provides ample outdoor space and is partially privacy fenced with an additional chain-link fenced in area, a great space for a child's play area or pets. Out back, you’ll appreciate the concrete patio and an extra-large metal carport with a concrete pad. Additionally a detached garage and shed add to the functionality and possibilities of this property. Parking is no worry, the long driveway offers additional parking. Not a fan of drying your laundry? Not a problem, hang them out on the line and let nature do the work! A storm cellar/partial basement can provide protection during Oklahoma storms and additional storage, easily accessed from within the home through the large laundry room. This home was built in 1922 and is ready for it's next chapter, will you be apart of it's story?

8. 2004-01-14
   soldstatus $38,500

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$197/yr (+$16/mo · 45.5%)

ⓘ 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: $13,996
• − Mortgage interest: −$3,921
• − Property taxes: −$433
• − Insurance: −$350
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,036
• Taxable income: $5,016
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,665/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: Hennessey
• NCES district ID: 4014340
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 23% ▼ -6.00%
• Median HH income: $50,937
• Composite: 22.59/100
• National rank: #8073
• State rank: #93 of 270 in OK

Livability — Hennessey

• Score: 71/100
• State rank: #32
• US rank: #6989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hennessey, OK
• Population (ZIP): 3,808

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 36% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 4% Serbian 3% Iranian 2%
• Foreign-born: 18% · Canada
• Languages at home: 73% English-only · Spanish 25% German/W. Germanic 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: ▲ 3.96%
• Current HPI: 356.8932
• 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

+177.9% since first listed

5 events — show timeline

• 2026-05-01 Pending — SBOR
• 2026-05-01 Pending — MLSOK
• 2025-12-30 Listed $107,000 MLSOK
• 2025-01-07 Listed $107,000 SBOR
• 2004-01-14 Sold (Public Records) $38,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $433 · +7.7% YoY. Source: county tax records.