418 W Grimes Ave · Cashion, OK 73016

$179,900

3 bd · 2.0 ba · 1,398 sqft · SingleFamily public records · 30 Days on market

Built 1910 0.45 ac lot Est $211k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +13.4/30.0
• Appreciation +4.9/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

VERY REASONABLY PRICED RENTAL PROPERTY ON HUGE CORNER LOT. CURRENTLY RENTED FOR $400. A MONTH. MAY MAKE PACKAGE DEAL WITH 102 BUENA VISTA IN CASHION-PRICED AT $38,000 - RENTED FOR $450. A MONTH.

Key facts

• Large front porch
• Added 3/4 bathroom
• 0.45 acre lot

Tags

• QUARTER-BLOCK CORNER LOT
• LARGE FRONT PORCH
• FULLY REMODELED KITCHEN
• REMODELED LAUNDRY ROOM
• ADDED 3/4 BATHROOM
• EXPANSIVE QUARTER-BLOCK LOT

Property features AI

Finance

• Other: Property located on a 1.6873-acre lot; Located in the BEADLES addition; Occupied; Living area reported as 1,398 (assessor); Directions: At S Euclid (County Line) and 74 F (Boulevard), go West to 6th Street and turn North (right), go North 1 block and turn right (East). Property located on the SE corner of 6th and Grimes.
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No storm shelter
• Home design: Single family residence; One level; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built on an existing structure (not a model home)
• Exterior features: Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating listed; Window unit(s) for cooling
• Interior features: One living area; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $4 ($52/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 $135k (25.0% below list).
• Recommended offer: $135k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.1% in Cashion — 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 67/100 on livability (#94 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cashion (rural): math 30% / reading 36% proficiency, ranked #35 of 270 in OK (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cashion Es (math 37% / reading 37%, grade F, #132 of 845 statewide, top 19%, 312 students, 0% FRL); Cashion Ms (math 17% / reading 32%, grade F, #97 of 345 statewide, top 31%, 215 students, 0% FRL); Cashion Hs (math 34% / reading 44%, grade F, #37 of 447 statewide, top 9%, 198 students, 0% FRL) — zoned schools average 0% FRL vs 24% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 132 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 39 units permitted in Kingfisher County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $794 of equity ($1k loan paydown + $-450 appreciation (-0.2% local appreciation)).
• Kingfisher County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $180k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $135,000 (25.0% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.75% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $211,098
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 W Comanche Ave	0.48mi	3/2.0	1,405 (+0%)	8mo	$240,000	$171	70
405 N 6th St	0.20mi	3/2.0	1,512 (+8%)	13mo	$187,700	$124	66
14 W West Comanche Ave Ave	0.52mi	3/2.0	1,487 (+6%)	6mo	$225,000	$151	60

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

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.86×
• Total profit: $-7,185
• Equity at exit: $49,998

10-year hold

• IRR: 2.9%
• Equity multiple: 1.30×
• Total profit: $14,977
• Equity at exit: $58,341

Cash invested: $50,372 (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 73016

• Home prices YoY: -0.1%
• Active inventory: 132
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $4

Break-even live

Break-even rent $1,345

Max offer price $179,900

Occupancy floor 95%

Sensitivity live

Price	-10% $106	-5% $55	+0% $4	+5% $-47	+10% $-98
Rent	-10% $-102	-5% $-49	+0% $4	+5% $58	+10% $111
Rate	-1.0pp $95	-0.5pp $50	base $4	+0.5pp $-42	+1.0pp $-90

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 N 5th St Cashion, OK	3.0	2.0	1300	$1,350	$1.04	23d	1	0.23mi
609 N 5th St Cashion, OK	3.0	2.0	1260	$1,350	$1.07	3d	1	0.23mi

Listing history 22 events

1. 2026-06-21
   days on market $179,900 Active 30 DOM
2. 2026-06-18
   days on market $179,900 Active 27 DOM
3. 2026-06-17
   days on market $179,900 Active 26 DOM
4. 2026-06-16
   days on market $179,900 Active 25 DOM
5. 2026-06-15
   days on market $179,900 Active 24 DOM
6. 2026-06-13
   days on market $179,900 Active 22 DOM
7. 2026-06-13
   pricedays on market $179,900 Active 21 DOM
8. 2026-06-09
   days on market $195,000 Active 18 DOM
9. 2026-06-08
   days on market $195,000 Active 17 DOM
10. 2026-06-07
    days on market $195,000 Active 16 DOM
11. 2026-06-03
    pricedays on market $195,000 Active 12 DOM
12. 2026-06-02
    days on market $198,500 Active 11 DOM
13. 2026-06-01
    days on market $198,500 Active 10 DOM
14. 2026-05-31
    days on market $198,500 Active 9 DOM
15. 2026-05-22
    price $198,500
16. 2026-05-22
    listed $198,000 Active
17. 2007-12-19
    historical
18. 2004-03-29
    soldstatus $29,000 194-char remark

    Show marketing remark (194 chars)

    VERY REASONABLY PRICED RENTAL PROPERTY ON HUGE CORNER LOT. CURRENTLY RENTED FOR $400. A MONTH. MAY MAKE PACKAGE DEAL WITH 102 BUENA VISTA IN CASHION-PRICED AT $38,000 - RENTED FOR $450. A MONTH.

19. 2004-03-29
    soldstatus $29,000

    Show marketing remark (194 chars)

    VERY REASONABLY PRICED RENTAL PROPERTY ON HUGE CORNER LOT. CURRENTLY RENTED FOR $400. A MONTH. MAY MAKE PACKAGE DEAL WITH 102 BUENA VISTA IN CASHION-PRICED AT $38,000 - RENTED FOR $450. A MONTH.

20. 2003-12-30
    listed $29,000 194-char remark

    Show marketing remark (194 chars)

    VERY REASONABLY PRICED RENTAL PROPERTY ON HUGE CORNER LOT. CURRENTLY RENTED FOR $400. A MONTH. MAY MAKE PACKAGE DEAL WITH 102 BUENA VISTA IN CASHION-PRICED AT $38,000 - RENTED FOR $450. A MONTH.

21. 2003-04-11
    listed $32,000
22. 1999-05-17
    soldstatus $20,667

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,619 · $135/mo
• Expected delta: +$1,093/yr (+$91/mo · 207.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $16,200
• − Mortgage interest: −$10,077
• − Property taxes: −$526
• − Insurance: −$900
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,233
• Taxable loss: −$3,128
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $802/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: Cashion
• NCES district ID: 4006810
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $65,201
• Composite: 30.12/100
• National rank: #6333
• State rank: #35 of 270 in OK

Livability — Cashion

• Score: 67/100
• State rank: #94
• US rank: #10904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cashion, OK
• Population (ZIP): 2,572

Population outlook (Kingfisher County) Hauer SSP2

• Today (2025): 16,635 people
• By 2030: 17,167 · +3.2%
• By 2040: 18,317 · +10.1%
• By 2050: 19,454 · +16.9%
• By 2075: 23,115 · +39.0%
• By 2100: 25,758 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 9% Hispanic / Latino 7% Native American 6% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Kingfisher

• 2024 margin: Solid R (+71.4) · D 13.7% · R 85.1% · Other 1.3%
• 2008→2024 swing: -3.0pp toward R · 2008: -68.4pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+72.2 2016: R+71.3 2012: R+68.5 2008: R+68.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.25%
• Current HPI: 310.6659
• 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

+860.5% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $198,500 MLSOK
• 2026-05-22 Listed $198,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2004-03-29 Sold (Public Records) $29,000 Public Records
• 2004-03-29 Sold (MLS) $29,000 MLSOK
• 2003-12-30 Listed $29,000 MLSOK
• 2003-04-11 Listed $32,000 MLSOK
• 1999-05-17 Sold (Public Records) $20,667 Public Records

Property tax history

+5.8%/yr

Latest (2025): $526 · +27.1% YoY. Source: county tax records.