308 N Woodward · Ames, OK 73718

$76,000

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 33 Days on market

Built 1935

---

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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This property has so much potential. Located in a quiet town with lots of trees and natural privacy, with just a little TLC, this could be a great get-away weekender or a permanent residence for a small family.

Key facts

• Built 1935
• Listed 32 days

Property features AI

Finance

• Other: Zoned residential; Subdivision: Ames OC
• Financial info: Annual tax listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: 1,176 above-grade finished area
• Exterior features: Metal roof

Interior

• Flooring: Concrete
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window air conditioning unit(s); Space heater
• Interior features: Concrete flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#525 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities F.
• Cimarron (rural): math 15% / reading 20% proficiency, ranked #421 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 3 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($525 loan paydown + $4k appreciation (5.6% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $76k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1935 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.97×
• Total profit: $41,939
• Equity at exit: $45,670

10-year hold

• IRR: 29.0%
• Equity multiple: 6.01×
• Total profit: $106,654
• Equity at exit: $81,060

Cash invested: $21,280 (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 73718

• Home prices YoY: 2.1%
• Active inventory: 3
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $345

Break-even live

Break-even rent $576

Max offer price $76,000

Occupancy floor 61%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $76,000 Active 33 DOM
2. 2026-06-18
   days on market $76,000 Active 32 DOM
3. 2026-06-17
   days on market $76,000 Active 31 DOM
4. 2026-06-16
   days on market $76,000 Active 30 DOM
5. 2026-06-15
   days on market $76,000 Active 29 DOM
6. 2026-06-14
   days on market $76,000 Active 27 DOM
7. 2026-06-12
   days on market $76,000 Active 26 DOM
8. 2026-06-09
   days on market $76,000 Active 23 DOM
9. 2026-06-08
   days on market $76,000 Active 22 DOM
10. 2026-06-07
    days on market $76,000 Active 21 DOM
11. 2026-06-05
    days on market $76,000 Active 18 DOM
12. 2026-06-03
    pricedays on market $76,000 Active 17 DOM
13. 2026-06-02
    days on market $78,000 Active 16 DOM
14. 2026-06-01
    days on market $78,000 Active 15 DOM
15. 2026-05-31
    days on market $78,000 Active 14 DOM
16. 2026-05-30
    days on market $78,000 Active 13 DOM
17. 2026-05-18
    listed $79,900 Active
18. 2024-03-15
    price $65,000
19. 2022-01-03
    soldstatus $30,000
20. 2021-12-28
    soldstatus $29,900 211-char remark

    Show marketing remark (211 chars)

    This property has so much potential. Located in a quiet town with lots of trees and natural privacy, with just a little TLC, this could be a great get-away weekender or a permanent residence for a small family.

21. 2021-11-04
    listed $29,900 211-char remark

    Show marketing remark (211 chars)

    This property has so much potential. Located in a quiet town with lots of trees and natural privacy, with just a little TLC, this could be a great get-away weekender or a permanent residence for a small family.

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$387/yr (+$32/mo · 130.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,159
• − Mortgage interest: −$4,257
• − Property taxes: −$297
• − Insurance: −$380
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,211
• Taxable income: $3,068
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $3,409/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: Cimarron
• NCES district ID: 4007710
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $54,194
• Composite: 19.58/100
• National rank: #13922
• State rank: #421 of 513 in OK

Livability — Ames

• Score: 56/100
• State rank: #525
• US rank: #22800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ames, OK
• Population (ZIP): 449

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Slovak 4% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.56%
• Current HPI: 264.2991
• 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

+167.2% since first listed

5 events — show timeline

• 2026-05-18 Listed $79,900 NWOAR
• 2024-03-15 Price Changed $65,000 NWOAR
• 2022-01-03 Sold (Public Records) $30,000 Public Records
• 2021-12-28 Sold (MLS) $29,900 NWOAR
• 2021-11-04 Listed $29,900 NWOAR

Property tax history

+34.7%/yr

Latest (2025): $297 · +5.3% YoY. Source: county tax records.