203 N Main St · Quapaw, OK 74363

$65,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 5 Days on market

Built 1935 6,250 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Investment opportunity! Tons of potential with a little TLC. Perfect remodel or add to your rental portfolio. Priced attractively to reflect current condition. Being sold AS IS.

Key facts

• 6,250 sq ft lot
• Built 1935
• Listed 5 days

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone service available
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Metal roof; Aluminum siding with wood frame construction; Built per public records
• Exterior features: Concrete driveway; Shed(s) and storage; Full chain-link fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven/Range/Stove; Plumbed for ice maker; Breakfast nook
• Bedrooms: Master bedroom (first floor); Additional bedrooms (first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with separate shower, bathtub, double sink
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Butcher block and laminate counters; Cable TV available; Ceiling fans; Gas range/oven connections
• Laundry & utility: Washer hookup; Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 58/100 on livability (#411 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Quapaw (rural): math 7% / reading 14% proficiency, ranked #247 of 270 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 3 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ottawa County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $65,000

Questions for the listing agent

1. Built in 1935 — 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. Crime grade is F 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?
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: 1.74% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.74%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $135,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 N Virginia St	0.13mi	3/2.0	1,800 (+13%)	10mo	$153,000	$85	64

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

Projected returns pro-forma

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

5-year hold

• IRR: 39.4%
• Equity multiple: 3.22×
• Total profit: $40,398
• Equity at exit: $29,227

10-year hold

• IRR: 39.4%
• Equity multiple: 6.39×
• Total profit: $98,116
• Equity at exit: $45,042

Cash invested: $18,200 (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 74363

• Active inventory: 9
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$16 /mo · $188/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $512

Break-even live

Break-even rent $486

Max offer price $65,000

Occupancy floor 50%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   status $65,000 Pending 5 DOM
2. 2026-06-16
   days on market $65,000 Active 5 DOM
3. 2026-06-15
   days on market $65,000 Active 4 DOM
4. 2026-06-14
   days on market $65,000 Active 2 DOM
5. 2026-06-13
   remarks 177-char remark
6. 2026-06-13
   listed $65,000 Active 1 DOM

ⓘ 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: $188 · $16/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$397/yr (+$33/mo · 211.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,600
• − Mortgage interest: −$3,641
• − Property taxes: −$188
• − Insurance: −$325
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,891
• Taxable income: $5,379
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $4,850/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: Quapaw
• NCES district ID: 4025320
• Math proficiency: 7% ▼ -14.00%
• Reading proficiency: 14% ▼ -14.00%
• Median HH income: $39,487
• Composite: 9.01/100
• National rank: #9882
• State rank: #247 of 270 in OK

Livability — Quapaw

• Score: 58/100
• State rank: #411
• US rank: #20712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quapaw, OK
• Population (ZIP): 2,646

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 31,860 people
• By 2030: 31,699 · -0.5%
• By 2040: 31,324 · -1.7%
• By 2050: 30,745 · -3.5%
• By 2075: 29,902 · -6.1%
• By 2100: 27,545 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 63% Native American 24% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Ottawa

• 2024 margin: Solid R (+53.5) · D 22.5% · R 76.0% · Other 1.6%
• 2008→2024 swing: -29.9pp toward R · 2008: -23.6pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+51.2 2016: R+47.2 2012: R+29.7 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-06-09 Listed $65,000 MLS Technology, Inc.

Property tax history

+6.0%/yr

Latest (2025): $188 · +7.4% YoY. Source: county tax records.