619 N Hyden St · Stratford, OK 74872

$74,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 86 Days on market

Built 1955 8,999 sqft lot Est $80k · 7% 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 +24.9/30.0
• ARV discount +10.9/15.0
• DSCR +8.1/10.0
• Appreciation +7.8/10.0
• 1% rule +6.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Charming and Move-In Ready, 2 bedroom, 1 bath home with a new roof and mini split, perfect for first-time buyers or investors! This adorable property features a carport and a large fenced-in backyard, ideal for your pets or kids. Enjoy the convenience of being within walking distance to school and little league ball fields. Additional highlights include a storage shed for your tools or equipment, as well as an outbuilding that would make a great workspace, man-cave/she-shed, or even a tiny home. Don't miss out on this one!

Key facts

• Carport
• Storage shed
• Mini split

Tags

• NEW ROOF
• MINI SPLIT
• CARPORT
• LARGE FENCED-IN BACKYARD
• WALKING DISTANCE TO SCHOOL
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $74k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#291 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Stratford (rural): math 27% / reading 22% proficiency, ranked #130 of 270 in OK (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stratford Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 307 students, 0% FRL); Stratford Ms (math 27% / reading 22%, grade F, #97 of 345 statewide, top 31%, 139 students, 0% FRL); Stratford Hs (math 34% / reading 44%, grade F, #37 of 447 statewide, top 9%, 186 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($512 loan paydown + $4k appreciation (5.5% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $18k; list at $74k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $69,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $79,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 E Smith	0.43mi	2/1.0	828 (+2%)	1mo	$81,000	$98	77
225 E Main St	0.41mi	2/1.0	816 (0%)	9mo	$45,000	$55	73
125 E 1st St	0.47mi	3/1.0 (+1)	912 (+12%)	15mo	$120,000	$132	41

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

Projected returns pro-forma

5.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.43×
• Total profit: $29,535
• Equity at exit: $44,401

10-year hold

• IRR: 21.2%
• Equity multiple: 4.84×
• Total profit: $79,538
• Equity at exit: $78,752

Cash invested: $20,720 (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 74872

• Home prices YoY: 1.9%
• Active inventory: 42
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $159

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 76%

Sensitivity live

Price	-10% $210	-5% $185	+0% $159	+5% $134	+10% $108
Rent	-10% $92	-5% $126	+0% $159	+5% $193	+10% $226
Rate	-1.0pp $197	-0.5pp $178	base $159	+0.5pp $140	+1.0pp $121

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-25
   status Pending
2. 2026-02-21
   status Active
3. 2026-02-18
   status Pending
4. 2025-12-28
   price $74,000
5. 2025-12-27
   listed $69,900 Active
6. 2003-10-02
   soldstatus $17,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,188
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$2,153
• Taxable income: $780
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $1,725/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: Stratford
• NCES district ID: 4028980
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $35,090
• Composite: 20.25/100
• National rank: #8622
• State rank: #130 of 270 in OK

Livability — Stratford

• Score: 61/100
• State rank: #291
• US rank: #17642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stratford, OK
• Population (ZIP): 3,102

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 18% Native American 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 3% European 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.54%
• Current HPI: 291.1099
• 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

+322.9% since first listed

6 events — show timeline

• 2026-03-25 Pending — MLSOK
• 2026-02-21 Relisted — MLSOK
• 2026-02-18 Pending — MLSOK
• 2025-12-28 Price Changed $74,000 MLSOK
• 2025-12-27 Listed $69,900 MLSOK
• 2003-10-02 Sold (Public Records) $17,500 Public Records

Property tax history

-9.7%/yr

Latest (2025): $136 · +2.3% YoY. Source: county tax records.