322 Hoffman Ave · Sparks, OK 74869

$85,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 21 Days on market

Built 1945 0.40 ac lot Est $87k · 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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• 1% rule +8.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Charming 3-bedroom, 1-bath home situated on a large corner lot! This property features new carpet throughout and handicap accessibility ramp for added convenience. Outside, you’ll find a 20x30 dirt floor metal shop offering plenty of space for storage, hobbies, or workspace needs. The spacious yard, covered front porch, and convenient location add to the appeal. Great investment opportunity, starter home, or property for anyone looking for small-town living! Property is being sold AS-IS.

Key facts

• Covered front porch
• Large corner lot
• Convenient location

Tags

• HANDICAP ACCESSIBILITY RAMP
• 20X30 DIRT FLOOR METAL SHOP
• LARGE CORNER LOT
• COVERED FRONT PORCH
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Located in the Sparks addition; No storm shelter
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Frame construction with vinyl siding; Metal roof; Combination foundation; Built (existing)
• Exterior features: Covered porch; Outbuildings; Storage; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#355 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, amenities F, commute F.
• Meeker (rural): math 19% / reading 28% proficiency, ranked #123 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meeker Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 342 students, 0% FRL); Meeker Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 209 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 21 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $86,724
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 S Mahoney St	0.09mi	2/1.0 (-1)	1,245 (-5%)	1mo	$82,000	$66	81
621 N 6th St	0.20mi	3/2.0	1,232 (-6%)	21mo	$12,500	$10	59

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: 35.4%
• Equity multiple: 3.74×
• Total profit: $65,277
• Equity at exit: $76,575

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $177,349
• Equity at exit: $165,136

Cash invested: $23,800 (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 74869

• Home prices YoY: 3.2%
• Active inventory: 10
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $298

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $357	-5% $327	+0% $298	+5% $268	+10% $239
Rent	-10% $209	-5% $254	+0% $298	+5% $342	+10% $386
Rate	-1.0pp $341	-0.5pp $319	base $298	+0.5pp $276	+1.0pp $253

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 21 DOM
2. 2026-06-19
   days on market $85,000 Active 19 DOM
3. 2026-06-18
   days on market $85,000 Active 18 DOM
4. 2026-06-17
   days on market $85,000 Active 17 DOM
5. 2026-06-16
   days on market $85,000 Active 16 DOM
6. 2026-06-16
   status $85,000 Active 15 DOM
7. 2026-06-12
   statusdays on market $85,000 Pending 15 DOM
8. 2026-06-09
   days on market $85,000 Active 13 DOM
9. 2026-06-08
   days on market $85,000 Active 12 DOM
10. 2026-06-07
    days on market $85,000 Active 11 DOM
11. 2026-06-05
    days on market $85,000 Active 8 DOM
12. 2026-06-03
    days on market $85,000 Active 7 DOM
13. 2026-06-02
    days on market $85,000 Active 6 DOM
14. 2026-06-01
    days on market $85,000 Active 5 DOM
15. 2026-05-31
    days on market $85,000 Active 4 DOM
16. 2026-05-30
    days on market $85,000 Active 3 DOM
17. 2026-05-27
    listed $85,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,446
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,473
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,007/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: Meeker
• NCES district ID: 4019680
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $48,708
• Composite: 20.66/100
• National rank: #8537
• State rank: #123 of 270 in OK

Livability — Sparks

• Score: 60/100
• State rank: #355
• US rank: #19065

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sparks, OK
• Population (ZIP): 538

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 9% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 5% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.12%
• Current HPI: 614.8768
• 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

1 event — show timeline

• 2026-05-27 Listed $85,000 MLSOK

Property tax history

+6.2%/yr

Latest (2025): $100 · +8.7% YoY. Source: county tax records.