1304 N College St · New Cordell, OK 73632

$100,000

2 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 310 Days on market

Built 1925 7,501 sqft lot Est $95k · 5% over

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Why this score? — see what drove the C 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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• ARV discount +5.2/15.0
• Appreciation +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained, remodeled 3 bedroom-1 downstairs, with 2 large walk-in closets, 1 bath, open living/kitchen with electric stove, 1 yr. old dishwasher, nice sinks, counter tops and cabinets, washer & dryer, plus spacious dining/sunroom on large lots with trees and nice landscaping in great location

Key facts

• Air conditioning
• Plumbing
• Barn doors

Tags

• NEWER ROOF
• AIR CONDITIONING
• ELECTRICAL UPDATES
• PLUMBING
• BARN DOORS
• NEW COUNTER TOPS

Property features AI

Finance

• Other: Located in C.C legal addition; Directions: From HWY 152, turn north onto College St.; home is on the west side of the street; Listing active and previously had a price decrease; Living area reported as 1,190 (assessor)
• Financial info: Not assumable; Loan qualification allowed
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One-story; Existing property
• Construction: Frame construction; Composition roof; Combination foundation; Built as existing (no model home)
• Exterior features: Covered porch; Porch; Interior lot

Interior

• Kitchen: Gas range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating
• Interior features: One living area; No fireplace; Homestead eligible
• Laundry & utility: Combination foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.6% in New Cordell — 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 60/100 on livability (#335 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Cordell (town): math 37% / reading 33% proficiency, ranked #33 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cordell Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 358 students, 0% FRL); Cordell Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 104 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.02% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $95,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 N Grant St	0.24mi	3/1.0 (+1)	1,112 (-7%)	3mo	$89,000	$80	71
506 Russell Ave	0.47mi	3/2.0 (+1)	1,189 (-0%)	4mo	$151,000	$127	66
708 W 12th St	0.40mi	3/1.0 (+1)	1,262 (+6%)	1mo	$90,000	$71	65
631 W 10th St	0.45mi	3/1.0 (+1)	1,104 (-7%)	2mo	$78,000	$71	60
1311 N College St	0.03mi	3/2.0 (+1)	1,356 (+14%)	12mo	$75,000	$55	56
1408 N Market St	0.11mi	3/1.5 (+1)	1,040 (-13%)	16mo	$110,000	$106	54
1600 Crestview Dr	0.37mi	3/2.0 (+1)	1,302 (+9%)	6mo	$125,000	$96	53
121 Mimosa St	0.26mi	3/1.5 (+1)	1,080 (-9%)	22mo	$85,000	$79	48
700 N Dena	0.54mi	2/1.0	1,080 (-9%)	21mo	$20,000	$19	42
401 E 14th St	0.41mi	3/2.0 (+1)	1,350 (+13%)	16mo	$400,000	$296	36

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,641
• Equity at exit: $14,910

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $12,906
• Equity at exit: $8,646

Cash invested: $28,000 (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 73632

• Home prices YoY: -1.6%
• Active inventory: 38
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $198

Break-even live

Break-even rent $768

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $254	-5% $226	+0% $198	+5% $170	+10% $141
Rent	-10% $117	-5% $158	+0% $198	+5% $238	+10% $278
Rate	-1.0pp $248	-0.5pp $223	base $198	+0.5pp $172	+1.0pp $146

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-15
   statusdays on market $100,000 Pending 310 DOM
2. 2026-06-13
   days on market $100,000 Active 309 DOM
3. 2026-06-12
   days on market $100,000 Active 308 DOM
4. 2026-06-09
   days on market $100,000 Active 305 DOM
5. 2026-06-08
   days on market $100,000 Active 304 DOM
6. 2026-06-08
   days on market $100,000 Active 303 DOM
7. 2026-06-07
   days on market $100,000 Active 302 DOM
8. 2026-06-04
   days on market $100,000 Active 299 DOM
9. 2026-06-02
   days on market $100,000 Active 298 DOM
10. 2026-06-01
    days on market $100,000 Active 297 DOM
11. 2026-05-31
    days on market $100,000 Active 296 DOM
12. 2026-05-12
    price $100,000
13. 2025-12-01
    price $110,000
14. 2025-08-08
    listed $120,000 Active
15. 2008-07-16
    soldstatus $49,800 303-char remark

    Show marketing remark (303 chars)

    Well maintained, remodeled 3 bedroom-1 downstairs, with 2 large walk-in closets, 1 bath, open living/kitchen with electric stove, 1 yr. old dishwasher, nice sinks, counter tops and cabinets, washer & dryer, plus spacious dining/sunroom on large lots with trees and nice landscaping in great location

16. 2008-04-11
    listed $55,000 303-char remark

    Show marketing remark (303 chars)

    Well maintained, remodeled 3 bedroom-1 downstairs, with 2 large walk-in closets, 1 bath, open living/kitchen with electric stove, 1 yr. old dishwasher, nice sinks, counter tops and cabinets, washer & dryer, plus spacious dining/sunroom on large lots with trees and nice landscaping in great location

17. 2007-03-19
    soldstatus $36,900 324-char remark

    Show marketing remark (324 chars)

    Really nice remodeled 2 story with 3 bd, 1 downstairs & 2 upstairs, 1 bath, new flooring, paint & texture 4 new window units, wall furnace,all new open-in for cleaning windows, 6 mo. old roof, new dining room, lots of new wiring & plumbing plus nice kitchen with stove This is a really cute, move-in ready house!

18. 2007-03-19
    soldstatus $42,900

    Show marketing remark (324 chars)

    Really nice remodeled 2 story with 3 bd, 1 downstairs & 2 upstairs, 1 bath, new flooring, paint & texture 4 new window units, wall furnace,all new open-in for cleaning windows, 6 mo. old roof, new dining room, lots of new wiring & plumbing plus nice kitchen with stove This is a really cute, move-in ready house!

19. 2006-10-16
    listed $36,900 324-char remark

    Show marketing remark (324 chars)

    Really nice remodeled 2 story with 3 bd, 1 downstairs & 2 upstairs, 1 bath, new flooring, paint & texture 4 new window units, wall furnace,all new open-in for cleaning windows, 6 mo. old roof, new dining room, lots of new wiring & plumbing plus nice kitchen with stove This is a really cute, move-in ready house!

20. 1998-03-02
    soldstatus $17,500

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$414/yr (+$34/mo · 85.2%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,219
• − Mortgage interest: −$5,602
• − Property taxes: −$486
• − Insurance: −$500
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$2,909
• Taxable income: $767
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,190/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: Cordell
• NCES district ID: 4008640
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $48,294
• Composite: 30.21/100
• National rank: #6304
• State rank: #33 of 270 in OK

Livability — New Cordell

• Score: 60/100
• State rank: #335
• US rank: #18607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cordell, OK
• Population (ZIP): 3,041

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Iranian 2% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.38%
• Current HPI: 203.69
• 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

+471.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $100,000 MLSOK
• 2025-12-01 Price Changed $110,000 MLSOK
• 2025-08-08 Listed $120,000 MLSOK
• 2008-07-16 Sold (MLS) $49,800 MLSOK
• 2008-04-11 Listed $55,000 MLSOK
• 2007-03-19 Sold (Public Records) $42,900 Public Records
• 2007-03-19 Sold (MLS) $36,900 MLSOK
• 2006-10-16 Listed $36,900 MLSOK
• 1998-03-02 Sold (Public Records) $17,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $486 · +14.6% YoY. Source: county tax records.