501 S Thompson St · Vinita, OK 74301

$159,900

3 bd · 1.0 ba · 1,635 sqft · SingleFamily public records · 101 Days on market

Built 1920 1,830 sqft lot Est $183k · 13% under

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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 +16.1/30.0
• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

When entering this home you will find a spacious living room, open to a formal dining area. The primary bedroom and full bathroom are both on the main level. Upstairs you will find 3 more spacious bedrooms. This home has a newer roof. The exterior trim & trim around the windows have been freshly painted and that Stunning front door! Your new home is located just 2 blocks off of Route 66 and is in close proximity to public schools, parks and the proposed American Heartland theme park.

Key facts

• 1,830 sq ft lot
• Built 1920
• Listed 101 days

Property features AI

Exterior

• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2 stories; Faces north; Basement present (partial basement)
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Basement foundation
• Exterior features: Corner lot; Storm shelter; No additional exterior features listed

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Window unit(s)
• Interior features: Laminate counters; Aluminum frame windows; Vinyl windows; Electric oven/range connections
• Laundry & utility: Washer hookup; Dryer; Washer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $83 ($993/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (17.9% below list).
• Recommended offer: $131k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.7% in Vinita — 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 (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,281 (17.9% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
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: 0.82% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $183,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Sunset Dr	0.09mi	3/2.0	1,575 (-4%)	11mo	$176,000	$112	77
614 S Thompson	0.12mi	3/2.0	1,671 (+2%)	14mo	$201,000	$120	75
219 Sunset Dr	0.17mi	3/2.0	1,692 (+4%)	20mo	$165,000	$98	66
122 Prairie Ln	0.24mi	3/2.0	1,484 (-9%)	15mo	$174,000	$117	57
712 W South Ave	0.42mi	3/2.0	1,535 (-6%)	15mo	$155,000	$101	54

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.06×
• Total profit: $92,281
• Equity at exit: $144,051

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $267,465
• Equity at exit: $310,651

Cash invested: $44,772 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $83

Break-even live

Break-even rent $1,208

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $173	-5% $128	+0% $83	+5% $37	+10% $-8
Rent	-10% $-21	-5% $31	+0% $83	+5% $135	+10% $186
Rate	-1.0pp $163	-0.5pp $123	base $83	+0.5pp $41	+1.0pp $-1

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $159,900 Active 101 DOM
2. 2026-06-18
   days on market $159,900 Active 99 DOM
3. 2026-06-17
   days on market $159,900 Active 98 DOM
4. 2026-06-16
   days on market $159,900 Active 97 DOM
5. 2026-06-15
   days on market $159,900 Active 96 DOM
6. 2026-06-13
   days on market $159,900 Active 94 DOM
7. 2026-06-12
   pricedays on market $159,900 Active 93 DOM
8. 2026-06-09
   days on market $165,000 Active 90 DOM
9. 2026-06-08
   days on market $165,000 Active 89 DOM
10. 2026-06-08
    days on market $165,000 Active 88 DOM
11. 2026-06-07
    days on market $165,000 Active 87 DOM
12. 2026-06-04
    days on market $165,000 Active 84 DOM
13. 2026-06-02
    days on market $165,000 Active 83 DOM
14. 2026-06-01
    days on market $165,000 Active 82 DOM
15. 2026-05-31
    remarks 682-char remark
16. 2026-05-31
    days on market $165,000 Active 81 DOM
17. 2026-04-10
    price $165,000
18. 2026-03-25
    price $178,000
19. 2026-03-11
    listed $185,000 Active
20. 2024-06-11
    soldstatus $134,667
21. 2024-06-06
    soldstatus $135,000 Closed 494-char remark

    Show marketing remark (494 chars)

    When entering this home you will find a spacious living room, open to a formal dining area. The primary bedroom and full bathroom are both on the main level. Upstairs you will find 3 more spacious bedrooms. This home has a newer roof. The exterior trim & trim around the windows have been freshly painted and that Stunning front door! Your new home is located just 2 blocks off of Route 66 and is in close proximity to public schools, parks and the proposed American Heartland theme park.

22. 2024-05-04
    status Pending 494-char remark

    Show marketing remark (494 chars)

    When entering this home you will find a spacious living room, open to a formal dining area. The primary bedroom and full bathroom are both on the main level. Upstairs you will find 3 more spacious bedrooms. This home has a newer roof. The exterior trim & trim around the windows have been freshly painted and that Stunning front door! Your new home is located just 2 blocks off of Route 66 and is in close proximity to public schools, parks and the proposed American Heartland theme park.

23. 2024-03-28
    price $145,000 494-char remark

    Show marketing remark (494 chars)

    When entering this home you will find a spacious living room, open to a formal dining area. The primary bedroom and full bathroom are both on the main level. Upstairs you will find 3 more spacious bedrooms. This home has a newer roof. The exterior trim & trim around the windows have been freshly painted and that Stunning front door! Your new home is located just 2 blocks off of Route 66 and is in close proximity to public schools, parks and the proposed American Heartland theme park.

24. 2024-02-09
    listed $150,000 Active 494-char remark

    Show marketing remark (494 chars)

    When entering this home you will find a spacious living room, open to a formal dining area. The primary bedroom and full bathroom are both on the main level. Upstairs you will find 3 more spacious bedrooms. This home has a newer roof. The exterior trim & trim around the windows have been freshly painted and that Stunning front door! Your new home is located just 2 blocks off of Route 66 and is in close proximity to public schools, parks and the proposed American Heartland theme park.

25. 2024-01-30
    historical
26. 2023-11-07
    price $165,000
27. 2023-10-18
    listed $175,000 Active
28. 2021-07-08
    soldstatus $75,000
29. 2017-02-08
    soldstatus $56,000
30. 1995-09-05
    soldstatus $50,000
31. 1995-07-14
    historical
32. 1995-06-29
    listed $59,900

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$848/yr (+$71/mo · 143.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,754
• − Mortgage interest: −$8,957
• − Property taxes: −$591
• − Insurance: −$800
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,652
• Taxable loss: −$1,766
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,416/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+175.5% since first listed

16 events — show timeline

• 2026-04-10 Price Changed $165,000 MLS Technology, Inc.
• 2026-03-25 Price Changed $178,000 MLS Technology, Inc.
• 2026-03-11 Listed $185,000 MLS Technology, Inc.
• 2024-06-11 Sold (Public Records) $134,667 Public Records
• 2024-06-06 Sold (MLS) $135,000 MLS Technology, Inc.
• 2024-05-04 Pending — MLS Technology, Inc.
• 2024-03-28 Price Changed $145,000 MLS Technology, Inc.
• 2024-02-09 Listed $150,000 MLS Technology, Inc.
• 2024-01-30 Listing Removed — MLS Technology, Inc.
• 2023-11-07 Price Changed $165,000 MLS Technology, Inc.
• 2023-10-18 Listed $175,000 MLS Technology, Inc.
• 2021-07-08 Sold (Public Records) $75,000 Public Records
• 2017-02-08 Sold (Public Records) $56,000 Public Records
• 1995-09-05 Sold (Public Records) $50,000 Public Records
• 1995-07-14 Listing Removed — MLS Technology, Inc.
• 1995-06-29 Listed $59,900 MLS Technology, Inc.

Property tax history

+6.8%/yr

Latest (2024): $591 · +11.1% YoY. Source: county tax records.