617 S Thompson St · Vinita, OK 74301

$119,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 126 Days on market

Built 1956 10,200 sqft lot Est $136k · 12% under ↓ 11% since listing

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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 +19.7/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

INVESTORS!!!! Welcome to this charming Mid-Century Arkansas Stone and vinyl-sided home, offering timeless style and comfortable living. Featuring three spacious bedrooms and two full bathrooms, this home is designed for both convenience and character. The two-car garage provides plenty of storage and parking space, while the mature trees in the yard add natural beauty and shade to the property. Nestled in a quiet neighborhood, this home is perfect for those looking for peace and privacy without sacrificing accessibility. Don’t miss the opportunity to make this unique property your own—schedule a showing and go take a look today!

Key facts

• Vinyl-sided home
• Quiet neighborhood
• Two-car garage

Tags

• MID-CENTURY ARKANSAS STONE
• VINYL-SIDED HOME
• TWO-CAR GARAGE
• MATURE TREES
• QUIET NEIGHBORHOOD
• NATURAL BEAUTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $110k (8.3% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.9% 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; 1 comparable units currently listed for rent nearby; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 126 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1956 — 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: 0.92% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $135,744
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S Thompson St	0.00mi	3/2.0	1,344 (0%)	1mo	$80,000	$60	99
501 S Miller St	0.19mi	3/2.0	1,260 (-6%)	1mo	$215,000	$171	80
122 Prairie Ln	0.11mi	3/2.0	1,484 (+10%)	15mo	$174,000	$117	65
504 S Foreman St	0.34mi	2/1.0 (-1)	1,232 (-8%)	21mo	$68,200	$55	44
712 W South Ave	0.47mi	3/2.0	1,535 (+14%)	15mo	$155,000	$101	42

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $74,243
• Equity at exit: $108,015

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $211,475
• Equity at exit: $232,939

Cash invested: $33,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $141

Break-even live

Break-even rent $921

Max offer price $119,900

Occupancy floor 82%

Sensitivity live

Price	-10% $209	-5% $175	+0% $141	+5% $107	+10% $73
Rent	-10% $54	-5% $98	+0% $141	+5% $185	+10% $228
Rate	-1.0pp $201	-0.5pp $172	base $141	+0.5pp $110	+1.0pp $78

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S 5th St Vinita, OK	2.0	1.0	970	$1,100	$1.13	2d	1	0.81mi

Listing history 5 events

1. 2026-02-13
   status Pending
2. 2026-01-20
   status Active
3. 2026-01-09
   status Pending
4. 2025-12-29
   price $119,900
5. 2025-09-29
   listed $135,000 Active

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$489/yr (+$41/mo · 82.9%)

ⓘ 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 · 21 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: $13,200
• − Mortgage interest: −$6,716
• − Property taxes: −$590
• − Insurance: −$600
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,488
• Taxable loss: −$306
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,767/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

-11.2% since first listed

5 events — show timeline

• 2026-02-13 Pending — MLS Technology, Inc.
• 2026-01-20 Relisted — MLS Technology, Inc.
• 2026-01-09 Pending — MLS Technology, Inc.
• 2025-12-29 Price Changed $119,900 MLS Technology, Inc.
• 2025-09-29 Listed $135,000 MLS Technology, Inc.

Property tax history

+3.5%/yr

Latest (2025): $590 · +5.7% YoY. Source: county tax records.