212 E 3rd St · Hydro, OK 73048

$89,000

2 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 37 Days on market

Built 1940 0.27 ac lot Est $73k · 23% over

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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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +6.0/10.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Affordable living still exists! This move in ready home features cute exterior, 1 bedroom with a closet, but a few other rooms that could be optional bedrooms! The downstairs features a living room, dining room (optional bedroom with storage drawers), nice size kitchen with gas stove and stainless steel fridge! Primary bedroom, bathroom, extra storage room/office/craft area (whatever you want) & laundry area. Upstairs is two bonus rooms (optional bedrooms)! Located on a corner lot with a decent size yard. Backyard also has a storm cellar. This property will be sold "as is" condition!

Key facts

• Decent size yard
• Gas stove
• Move in ready

Tags

• MOVE IN READY
• GAS STOVE
• STAINLESS STEEL FRIDGE
• CORNER LOT
• DECENT SIZE YARD
• STORM CELLAR

Property features AI

Finance

• Other: Below-ground storm shelter
• Financial info: Listing is offered in as-is condition; eligible for cash or conventional financing; Loan qualifying allowed
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: No security features listed
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One level; North-facing
• Construction: Asbestos and concrete construction materials; Composition roof (roof updated in 2006); Conventional foundation; Existing property
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 1 bedroom
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window unit cooling
• Interior features: No fireplace; No exterior interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#25 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hydro-Eakly (rural): math 43% / reading 41% proficiency, ranked #14 of 270 in OK (top 5%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hydro-Eakly Es (math 57% / reading 47%, grade C-, #34 of 845 statewide, top 5%, 254 students, 0% FRL); Hydro-Eakly Hs (math 44% / reading 34%, grade F, #37 of 447 statewide, top 9%, 135 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($615 loan paydown + $1k appreciation (1.2% local appreciation)).
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $72,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N Broadway Ave	0.13mi	1/1.0 (-1)	919 (-14%)	15mo	$62,500	$68	53

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

Projected returns pro-forma

1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.74×
• Total profit: $18,370
• Equity at exit: $31,241

10-year hold

• IRR: 17.6%
• Equity multiple: 3.17×
• Total profit: $54,063
• Equity at exit: $42,187

Cash invested: $24,920 (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 73048

• Home prices YoY: 0.4%
• Active inventory: 19
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $250

Break-even live

Break-even rent $659

Max offer price $89,000

Occupancy floor 69%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $89,000 Active 37 DOM
2. 2026-06-17
   days on market $89,000 Active 36 DOM
3. 2026-06-16
   days on market $89,000 Active 35 DOM
4. 2026-06-15
   days on market $89,000 Active 34 DOM
5. 2026-06-13
   days on market $89,000 Active 32 DOM
6. 2026-06-12
   days on market $89,000 Active 31 DOM
7. 2026-06-09
   days on market $89,000 Active 28 DOM
8. 2026-06-08
   days on market $89,000 Active 27 DOM
9. 2026-06-08
   days on market $89,000 Active 26 DOM
10. 2026-06-05
    days on market $89,000 Active 24 DOM
11. 2026-06-04
    days on market $89,000 Active 22 DOM
12. 2026-06-03
    remarks 592-char remark
13. 2026-06-02
    days on market $89,000 Active 21 DOM
14. 2026-06-01
    days on market $89,000 Active 20 DOM
15. 2026-05-31
    days on market $89,000 Active 19 DOM
16. 2026-05-12
    listed $89,000 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: $204 · $17/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$597/yr (+$50/mo · 292.6%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $11,713
• − Mortgage interest: −$4,985
• − Property taxes: −$204
• − Insurance: −$445
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,589
• Taxable income: $1,616
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $2,616/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: Hydro-Eakly
• NCES district ID: 4000032
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $42,179
• Composite: 35.42/100
• National rank: #4937
• State rank: #14 of 270 in OK

Livability — Hydro

• Score: 72/100
• State rank: #25
• US rank: #6136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hydro, OK
• Population (ZIP): 2,260

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.18%
• Current HPI: 275.5007
• 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

• 2026-05-12 Listed $89,000 MLSOK

Property tax history

+5.7%/yr

Latest (2025): $204 · +7.9% YoY. Source: county tax records.