479 Grand Sycamore Dr · Washington, OK 73093

$252,900

3 bd · 2.0 ba · 1,404 sqft · Other · 290 Days on market

Built 2025 8,538 sqft lot $29/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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 +8.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

This thoughtfully designed 3-bedroom, 2-bathroom home with an OPEN-CONCEPT layout that features a kitchen that overlooks the spacious living area, making it perfect for entertaining. This home comes with GRANITE COUNTERTOPS, CUSTOM BUILT SHAKER CABINETS, pendant lighting over the kitchen island, STAINLESS STEEL APPLIANCE PACKAGE and so much more! BUILDER INCENTIVE! $8,000 TO BE USED TOWARDS CLOSING COSTS, RATE BUY DOWN OR SELECT UPGRADES WITH USE OF PARTICIPATING LENDER.

Key facts

• 8,538 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Home warranty included; Never occupied / new construction; Living area reported by builder
• Financial info: Cash, Conventional, FHA or VA financing considered; Assumable loans not available; Loan qualification possible
• HOA & community: Mandatory association dues; Association fee $350 (includes common area maintenance)

Exterior

• Parking: 2-car garage
• Utilities: No storm shelter; Flood insurance not required
• Home design: Single family residence; One level; Residential property; Under construction with estimated completion on 2026-01-04; Facing unknown
• Construction: Brick and frame construction; Composition roof (roof year 2025); Slab foundation; Built by Mirage Homes
• Exterior features: Covered patio; Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $253k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (22.2% below list).
• Recommended offer: $197k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#101 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Washington (rural): math 38% / reading 37% proficiency, ranked #20 of 270 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Es (math 43% / reading 43%, grade F, #80 of 845 statewide, top 10%, 565 students, 0% FRL); Washington Hs (math 32% / reading 37%, grade F, #48 of 447 statewide, top 14%, 353 students, 0% FRL) — zoned schools average 0% FRL vs 23% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 107 active listings in the ZIP; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (2.6% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $156k; list at $253k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $196,670 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.16×
• Total profit: $11,541
• Equity at exit: $108,644

10-year hold

• IRR: 6.5%
• Equity multiple: 1.95×
• Total profit: $67,110
• Equity at exit: $163,592

Cash invested: $70,812 (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 73093

• Home prices YoY: 1.0%
• Active inventory: 107
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$1,326
• Tax est. 1.5%: −$316 /mo · $3,794/yr
• Insurance: −$105
• HOA: −$29
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-223

Break-even live

Break-even rent $2,249

Max offer price $220,625

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-136	+0% $-223	+5% $-310	+10% $-398
Rent	-10% $-378	-5% $-301	+0% $-223	+5% $-145	+10% $-68
Rate	-1.0pp $-96	-0.5pp $-159	base $-223	+0.5pp $-289	+1.0pp $-355

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: $63,225
• Closing costs: $7,587
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 15 events

1. 2026-06-21
   days on market $252,900 Active 290 DOM
2. 2026-06-18
   days on market $252,900 Active 287 DOM
3. 2026-06-17
   days on market $252,900 Active 286 DOM
4. 2026-06-16
   days on market $252,900 Active 285 DOM
5. 2026-06-15
   days on market $252,900 Active 284 DOM
6. 2026-06-13
   days on market $252,900 Active 282 DOM
7. 2026-06-09
   days on market $252,900 Active 278 DOM
8. 2026-06-08
   days on market $252,900 Active 277 DOM
9. 2026-06-07
   days on market $252,900 Active 276 DOM
10. 2026-06-03
    days on market $252,900 Active 272 DOM
11. 2026-06-02
    days on market $252,900 Active 271 DOM
12. 2026-06-01
    days on market $252,900 Active 270 DOM
13. 2026-05-31
    days on market $252,900 Active 269 DOM
14. 2025-09-04
    listed $252,900 Active
15. 2022-11-15
    soldstatus $156,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,600
• − Mortgage interest: −$14,166
• − Property taxes: −$3,794
• − Insurance: −$1,264
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − HOA: −$348
• − Depreciation: −$7,357
• Taxable loss: −$7,105
• Est. tax savings @ 24.0%: +$1,705
• After-tax cash flow: $-971/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: Washington
• NCES district ID: 4031710
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $63,564
• Composite: 33.73/100
• National rank: #5375
• State rank: #20 of 270 in OK

Livability — Washington

• Score: 66/100
• State rank: #101
• US rank: #11316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, OK
• Population (ZIP): 3,817

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 10% Native American 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.64%
• Current HPI: 276.0104
• 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

+62.1% since first listed

2 events — show timeline

• 2025-09-04 Listed $252,900 MLSOK
• 2022-11-15 Sold (Public Records) $156,000 Public Records