212 N Foreman St · Vinita, OK 74301

$160,000

2 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 3 Days on market

Built 1940 8,712 sqft lot ↓ 3% since listing

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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 +11.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.8/10.0

Listing remarks

Top to Bottom Remodel! This one is not just a quick flip, carefully crafted updates all in 2025 include new roof, HVAC, plumbing, electric, water heater, insulation and a custom kitchen and bath! Third bedroom can be used as a flex space giving you plenty of options! The origional hardwood floors set the tone for the character and charm of this house! Move-in ready, centrally located with easy access to all of the ammendities, storm cellar and garage and shed storage make this home very attarctive!! It's just waiting for your personal touch and someone to call it HOME!!

Key facts

• Plumbing
• Insulation
• Hvac

Tags

• NEW ROOF
• HVAC
• PLUMBING
• ELECTRIC
• WATER HEATER
• INSULATION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Built with aluminum siding, HardiPlank-type siding, and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Shed(s); Privacy fence; Storm shelter

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Butcher block counters; Ceiling fan(s); Gas range connection; Gas oven connection; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-66 ($-794/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (31.2% below list).
• Recommended offer: $110k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Vinita — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vinita Es (math 33% / reading 18%, grade F, #345 of 845 statewide, top 41%, 595 students, 0% FRL); Ewing Halsell Ms (math 17% / reading 20%, grade F, #182 of 345 statewide, top 53%, 307 students, 0% FRL); Vinita Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 419 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $110,000 (31.2% 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. 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 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. 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?
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: 0.69% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $71,492
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Brewer St	0.20mi	2/1.0	1,307 (+12%)	5mo	$27,450	$21	67
417 N Brewer St	0.32mi	2/1.0	1,080 (-8%)	11mo	$138,000	$128	62
103 S Brown	0.26mi	2/2.0	1,326 (+13%)	8mo	$65,000	$49	55
500 W Clyde	0.59mi	3/2.0 (+1)	1,236 (+6%)	9mo	$165,000	$133	47
125 S Ross St	0.47mi	2/1.0	1,043 (-11%)	16mo	$29,000	$28	47
549 N Adair St N	0.61mi	2/1.0	1,100 (-6%)	21mo	$136,000	$124	44
504 S Foreman St	0.65mi	2/1.0	1,232 (+5%)	21mo	$68,200	$55	43
501 S Miller St	0.74mi	3/2.0 (+1)	1,260 (+8%)	1mo	$215,000	$171	43
532 N Gunter St	0.53mi	3/1.5 (+1)	1,308 (+12%)	21mo	$80,000	$61	31

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $82,839
• Equity at exit: $144,141

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $247,086
• Equity at exit: $310,845

Cash invested: $44,800 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-66

Break-even live

Break-even rent $1,184

Max offer price $148,316

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-21	+0% $-66	+5% $-111	+10% $-157
Rent	-10% $-153	-5% $-110	+0% $-66	+5% $-23	+10% $21
Rate	-1.0pp $14	-0.5pp $-25	base $-66	+0.5pp $-108	+1.0pp $-150

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S 5th St Vinita, OK	2.0	1.0	970	$1,100	$1.13	3d	1	0.94mi

Listing history 4 events

1. 2026-05-21
   listed $160,000 Active
2. 2026-05-16
   historical
3. 2026-04-26
   price $160,000
4. 2026-04-10
   listed $165,000 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: $353 · $29/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$1,087/yr (+$91/mo · 307.9%)

ⓘ 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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$8,962
• − Property taxes: −$353
• − Insurance: −$800
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,655
• Taxable loss: −$3,682
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $90/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

-3.0% since first listed

4 events — show timeline

• 2026-05-21 Listed $160,000 MLS Technology, Inc.
• 2026-05-16 Listing Removed — MLS Technology, Inc.
• 2026-04-26 Price Changed $160,000 MLS Technology, Inc.
• 2026-04-10 Listed $165,000 MLS Technology, Inc.

Property tax history

+1.6%/yr

Latest (2025): $353 · +76.5% YoY. Source: county tax records.