313 E 5th St · Konawa, OK 74849

$80,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 252 Days on market

Built 1961 Est $76k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +5.4/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

3 Bed 2 Bath Home with New Roof, New Windows, New Siding, Framing inside, Car port has been enclosed for Master Bedroom, Mud room is now Bathroom. Gutted on the inside perfect for someone who wants to finish out the way they want to finish it. Also included 0.24/acre across the street.

Key facts

• Car port enclosed
• Mud room bathroom
• New siding

Tags

• NEW ROOF
• NEW WINDOWS
• NEW SIDING
• CAR PORT ENCLOSED
• MUD ROOM BATHROOM
• 0.24 ACRE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#583 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Konawa (rural): math 17% / reading 19% proficiency, ranked #197 of 270 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y 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 $12k; list at $80k implies a 561% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1961 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $76,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 N Division St	0.30mi	2/1.0	1,056 (+4%)	13mo	$79,000	$75	70

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: 36.1%
• Equity multiple: 3.79×
• Total profit: $62,572
• Equity at exit: $72,070

10-year hold

• IRR: 31.1%
• Equity multiple: 8.55×
• Total profit: $169,227
• Equity at exit: $155,422

Cash invested: $22,400 (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 74849

• Home prices YoY: 4.0%
• Active inventory: 21
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$20 /mo · $241/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $299

Break-even live

Break-even rent $599

Max offer price $80,000

Occupancy floor 64%

Sensitivity live

Price	-10% $344	-5% $322	+0% $299	+5% $276	+10% $254
Rent	-10% $222	-5% $260	+0% $299	+5% $337	+10% $376
Rate	-1.0pp $339	-0.5pp $319	base $299	+0.5pp $278	+1.0pp $257

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $80,000 Active 252 DOM
2. 2026-06-19
   days on market $80,000 Active 250 DOM
3. 2026-06-18
   days on market $80,000 Active 249 DOM
4. 2026-06-17
   days on market $80,000 Active 248 DOM
5. 2026-06-16
   days on market $80,000 Active 247 DOM
6. 2026-06-15
   days on market $80,000 Active 246 DOM
7. 2026-06-14
   days on market $80,000 Active 244 DOM
8. 2026-06-12
   days on market $80,000 Active 243 DOM
9. 2026-06-09
   days on market $80,000 Active 240 DOM
10. 2026-06-08
    days on market $80,000 Active 239 DOM
11. 2026-06-07
    days on market $80,000 Active 238 DOM
12. 2026-06-05
    days on market $80,000 Active 235 DOM
13. 2026-06-02
    days on market $80,000 Active 233 DOM
14. 2026-06-01
    days on market $80,000 Active 232 DOM
15. 2026-05-31
    days on market $80,000 Active 231 DOM
16. 2026-05-30
    days on market $80,000 Active 230 DOM
17. 2025-10-10
    listed $80,000 Active
18. 2021-06-29
    historical
19. 2021-05-10
    status Active
20. 2021-04-08
    status Pending
21. 2021-04-01
    historical
22. 2021-03-02
    listed $32,000 Active
23. 2021-02-28
    historical
24. 2020-06-01
    listed $32,000 Active
25. 2020-06-01
    historical
26. 2020-03-03
    listed $32,000
27. 2020-03-01
    historical
28. 2019-08-30
    listed $32,000
29. 2019-08-28
    historical
30. 2019-03-01
    listed $32,000
31. 2019-02-24
    historical
32. 2018-08-24
    listed $32,000
33. 2018-08-23
    historical
34. 2018-02-23
    listed $32,000
35. 2018-02-22
    historical
36. 2017-08-22
    listed $32,000
37. 2017-08-22
    listed $35,000
38. 2012-08-07
    historical
39. 2012-05-30
    listed $39,900
40. 1996-03-12
    soldstatus $12,100

ⓘ 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: $241 · $20/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$479/yr (+$40/mo · 198.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $11,724
• − Mortgage interest: −$4,481
• − Property taxes: −$241
• − Insurance: −$400
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,327
• Taxable income: $2,399
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,011/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: Konawa
• NCES district ID: 4016710
• Math proficiency: 17% ▼ -11.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $37,885
• Composite: 15.1/100
• National rank: #9348
• State rank: #197 of 270 in OK

Livability — Konawa

• Score: 54/100
• State rank: #583
• US rank: #23852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Konawa, OK
• Population (ZIP): 2,775

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Native American 20% Two or more races 9% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.88%
• Current HPI: 333.4677
• 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

+561.2% since first listed

24 events — show timeline

• 2025-10-10 Listed $80,000 Fizber.com
• 2021-06-29 Listing Removed — MLSOK
• 2021-05-10 Relisted — MLSOK
• 2021-04-08 Pending — MLSOK
• 2021-04-01 Listing Removed — MLS Technology, Inc.
• 2021-03-02 Listed $32,000 MLS Technology, Inc.
• 2021-02-28 Listing Removed — MLS Technology, Inc.
• 2020-06-01 Listing Removed — MLSOK
• 2020-06-01 Listed $32,000 MLSOK
• 2020-03-03 Listed $32,000 MLS Technology, Inc.
• 2020-03-01 Listing Removed — MLS Technology, Inc.
• 2019-08-30 Listed $32,000 MLS Technology, Inc.
• 2019-08-28 Listing Removed — MLS Technology, Inc.
• 2019-03-01 Listed $32,000 MLS Technology, Inc.
• 2019-02-24 Listing Removed — MLS Technology, Inc.
• 2018-08-24 Listed $32,000 MLS Technology, Inc.
• 2018-08-23 Listing Removed — MLS Technology, Inc.
• 2018-02-23 Listed $32,000 MLS Technology, Inc.
• 2018-02-22 Listing Removed — MLS Technology, Inc.
• 2017-08-22 Listed $35,000 MLS Technology, Inc.
• 2017-08-22 Listed $32,000 MLSOK
• 2012-08-07 Listing Removed — MLSOK
• 2012-05-30 Listed $39,900 MLSOK
• 1996-03-12 Sold (Public Records) $12,100 Public Records

Property tax history

+4.2%/yr

Latest (2025): $241 · +27.5% YoY. Source: county tax records.