306 E Colonial · Konawa, OK 74849

$95,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 198 Days on market

Built 1972 9,042 sqft lot Est $95k · 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 +27.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Flip this House! 3 bedroom 2 bath brick home on corner lot! Property features: two living areas, open kitchen with updated cabinets, spacious bedrooms, large utility room, and a metal carport!

Key facts

• Covered front porch
• Corner lot
• Open back patio

Tags

• CORNER LOT
• COVERED FRONT PORCH
• OPEN BACK PATIO
• TWO-CAR ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (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 $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $14k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $95k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1972 — 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: 1.13% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $94,944
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N Divsion St	0.35mi	3/1.5	1,459 (+6%)	6mo	$100,000	$69	67
200 S West St	0.43mi	3/1.0	1,356 (-2%)	13mo	$29,900	$22	63
35226 Ew1420	0.74mi	2/2.0 (-1)	1,500 (+9%)	9mo	$310,000	$207	38

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: 33.0%
• Equity multiple: 3.58×
• Total profit: $68,572
• Equity at exit: $85,584

10-year hold

• IRR: 28.5%
• Equity multiple: 8.09×
• Total profit: $188,623
• Equity at exit: $184,564

Cash invested: $26,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $265

Break-even live

Break-even rent $743

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-20
   status Pending
2. 2026-04-26
   historical
3. 2026-04-21
   price $95,000
4. 2026-03-06
   price $99,000
5. 2025-10-09
   listed $109,000 Active
6. 2025-10-09
   historical
7. 2025-04-10
   listed $109,000 Active
8. 2020-02-12
   soldstatus $25,000 192-char remark

   Show marketing remark (192 chars)

   Flip this House! 3 bedroom 2 bath brick home on corner lot! Property features: two living areas, open kitchen with updated cabinets, spacious bedrooms, large utility room, and a metal carport!

9. 2019-12-27
   listed $25,000 192-char remark

   Show marketing remark (192 chars)

   Flip this House! 3 bedroom 2 bath brick home on corner lot! Property features: two living areas, open kitchen with updated cabinets, spacious bedrooms, large utility room, and a metal carport!

10. 2006-05-25
    soldstatus $68,000
11. 2005-11-12
    soldstatus $30,000
12. 1996-05-17
    soldstatus $34,000

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$266/yr (+$22/mo · 45.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,935
• − Mortgage interest: −$5,321
• − Property taxes: −$589
• − Insurance: −$475
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,764
• Taxable income: $1,716
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,765/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

+179.4% since first listed

12 events — show timeline

• 2026-05-20 Pending — MLS Technology, Inc.
• 2026-04-26 Listing Removed — MLS Technology, Inc.
• 2026-04-21 Price Changed $95,000 MLS Technology, Inc.
• 2026-03-06 Price Changed $99,000 MLS Technology, Inc.
• 2025-10-09 Listing Removed — MLS Technology, Inc.
• 2025-10-09 Listed $109,000 MLS Technology, Inc.
• 2025-04-10 Listed $109,000 MLS Technology, Inc.
• 2020-02-12 Sold (MLS) $25,000 MLS Technology, Inc.
• 2019-12-27 Listed $25,000 MLS Technology, Inc.
• 2006-05-25 Sold (Public Records) $68,000 Public Records
• 2005-11-12 Sold (Public Records) $30,000 Public Records
• 1996-05-17 Sold (Public Records) $34,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $589 · +27.8% YoY. Source: county tax records.