118 W Cedar Ave · Pond Creek, OK 73766

$159,900

3 bd · 1.0 ba · 1,057 sqft · SingleFamily public records · 219 Days on market

Built 1907 Est $118k · 35% over

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Why this score? — see what drove the F 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 +10.0/30.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Exterior has smart siding that is made of engineered wood. The siding and windows have been updated.

Key facts

• Spacious backyard
• Converted garage
• Dedicated study

Tags

• DEDICATED STUDY
• CONVERTED GARAGE
• SPACIOUS BACKYARD
• GORGEOUS GRANITE COUNTERTOPS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story home; Home faces south
• Construction: Vinyl siding construction
• Exterior features: Composition roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Storm windows; Smoke detector(s)

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 $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (33.1% below list).
• Recommended offer: $107k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#83 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Pond Creek-Hunter (rural): math 30% / reading 40% proficiency, ranked #161 of 513 in OK (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pond Creek-Hunter Es (math 44% / reading 24%, grade F, #168 of 845 statewide, top 24%, 114 students, 0% FRL); Pond Creek-Hunter Ms (math 12% / reading 22%, grade F, #193 of 345 statewide, top 60%, 94 students, 0% FRL); Pond Creek-Hunter Hs (math 30% / reading 70%, grade D+, #5 of 447 statewide, top 2%, 111 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Grant County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $29k; list at $160k implies a 451% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,032 (33.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $118,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Erie Dr	0.51mi	3/1.0	923 (-13%)	14mo	$103,000	$112	44

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: 5.1%
• Equity multiple: 1.29×
• Total profit: $13,068
• Equity at exit: $71,898

10-year hold

• IRR: 8.1%
• Equity multiple: 2.23×
• Total profit: $54,992
• Equity at exit: $110,803

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 73766

• Active inventory: 3
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-96

Break-even live

Break-even rent $1,192

Max offer price $142,952

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-51	+0% $-96	+5% $-141	+10% $-186
Rent	-10% $-180	-5% $-138	+0% $-96	+5% $-54	+10% $-11
Rate	-1.0pp $-15	-0.5pp $-55	base $-96	+0.5pp $-137	+1.0pp $-180

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 26 events

1. 2026-06-22
   days on market $159,900 Active 219 DOM
2. 2026-06-21
   days on market $159,900 Active 218 DOM
3. 2026-06-19
   days on market $159,900 Active 216 DOM
4. 2026-06-18
   days on market $159,900 Active 215 DOM
5. 2026-06-17
   days on market $159,900 Active 214 DOM
6. 2026-06-16
   days on market $159,900 Active 213 DOM
7. 2026-06-15
   days on market $159,900 Active 212 DOM
8. 2026-06-14
   days on market $159,900 Active 210 DOM
9. 2026-06-12
   days on market $159,900 Active 209 DOM
10. 2026-06-09
    days on market $159,900 Active 206 DOM
11. 2026-06-08
    days on market $159,900 Active 205 DOM
12. 2026-06-07
    days on market $159,900 Active 204 DOM
13. 2026-06-05
    days on market $159,900 Active 201 DOM
14. 2026-06-02
    days on market $159,900 Active 199 DOM
15. 2026-06-01
    days on market $159,900 Active 198 DOM
16. 2026-05-31
    days on market $159,900 Active 197 DOM
17. 2026-05-30
    days on market $159,900 Active 196 DOM
18. 2026-05-15
    status Active
19. 2026-05-14
    historical
20. 2026-04-04
    price $159,900
21. 2025-11-13
    listed $165,000 Active
22. 2025-11-10
    historical
23. 2025-07-08
    listed $189,000 Active
24. 2024-08-06
    soldstatus $29,000 Closed 100-char remark

    Show marketing remark (100 chars)

    Exterior has smart siding that is made of engineered wood. The siding and windows have been updated.

25. 2024-07-17
    historical Active Under Contract 100-char remark

    Show marketing remark (100 chars)

    Exterior has smart siding that is made of engineered wood. The siding and windows have been updated.

26. 2024-04-02
    listed $45,000 Active 100-char remark

    Show marketing remark (100 chars)

    Exterior has smart siding that is made of engineered wood. The siding and windows have been updated.

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$1,003/yr (+$84/mo · 230.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,844
• − Mortgage interest: −$8,957
• − Property taxes: −$436
• − Insurance: −$800
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$4,652
• Taxable loss: −$4,055
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $-178/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: Pond Creek-Hunter
• NCES district ID: 4024720
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $48,980
• Composite: 32.86/100
• National rank: #10727
• State rank: #161 of 513 in OK

Livability — Pond Creek

• Score: 67/100
• State rank: #83
• US rank: #10261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pond Creek, OK
• Population (ZIP): 1,097

Population outlook (Grant County) Hauer SSP2

• Today (2025): 4,375 people
• By 2030: 4,328 · -1.1%
• By 2040: 4,348 · -0.6%
• By 2050: 4,536 · +3.7%
• By 2075: 5,336 · +22.0%
• By 2100: 5,501 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 4% Black 2% Native American 1%
• Common ancestry: Slovak 3% Iranian 3% Romanian 3%
• Languages at home: 98% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+70.5) · D 13.9% · R 84.4% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -56.3pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+73.5 2016: R+70.0 2012: R+62.0 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+255.3% since first listed

9 events — show timeline

• 2026-05-15 Relisted — NWOAR
• 2026-05-14 Delisted — NWOAR
• 2026-04-04 Price Changed $159,900 NWOAR
• 2025-11-13 Listed $165,000 NWOAR
• 2025-11-10 Listing Removed — MLS Technology, Inc.
• 2025-07-08 Listed $189,000 MLS Technology, Inc.
• 2024-08-06 Sold (MLS) $29,000 NWOAR
• 2024-07-17 Contingent — NWOAR
• 2024-04-02 Listed $45,000 NWOAR

Property tax history

+11.7%/yr

Latest (2025): $436 · +100.0% YoY. Source: county tax records.