321 N Main St · Mooreland, OK 73852

$68,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 181 Days on market

Built 1915 Est $59k · 15% over

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +6.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.9/15.0

Listing remarks

If you’ve been waiting for a smaller place in Mooreland, this one is worth a look. This cute 2 bed, 1 bath home would make a great starter spot or a solid investment opportunity. It sits on a large corner lot with a spacious backyard and two storage sheds out back, giving you plenty of room to use the space however you need. Lots of potential and flexibility with this one!

Key facts

• Spacious backyard
• Large corner lot
• Two storage sheds

Tags

• LARGE CORNER LOT
• SPACIOUS BACKYARD
• TWO STORAGE SHEDS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Faces east
• Construction: Wood siding construction; Built area above grade: 912
• Exterior features: Composition roof; Corner lot; Workshop / outbuilding

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Dishwasher; Microwave; Refrigerator; Window unit(s) for cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#85 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Mooreland (rural): math 20% / reading 29% proficiency, ranked #103 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 2 units permitted in Woodward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($470 loan paydown + $3k appreciation (3.8% local appreciation)).
• Woodward County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $68k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $120/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.46% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.84%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $59,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 N Main St	0.05mi	3/1.0 (+1)	1,000 (+10%)	16mo	$65,000	$65	63
211 SW 4th St	0.41mi	2/1.0	840 (-8%)	23mo	$50,000	$60	49

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

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.39×
• Total profit: $26,509
• Equity at exit: $33,586

10-year hold

• IRR: 23.8%
• Equity multiple: 4.65×
• Total profit: $69,448
• Equity at exit: $54,234

Cash invested: $19,040 (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 73852

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$28
• Flood insurance flood zone: −$120 /mo · $1,442/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $242

Break-even live

Break-even rent $683

Max offer price $68,000

Occupancy floor 71%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   days on market $68,000 Active 181 DOM
2. 2026-06-09
   days on market $68,000 Active 178 DOM
3. 2026-06-08
   days on market $68,000 Active 177 DOM
4. 2026-06-08
   days on market $68,000 Active 176 DOM
5. 2026-06-05
   days on market $68,000 Active 174 DOM
6. 2026-06-04
   days on market $68,000 Active 172 DOM
7. 2026-06-02
   days on market $68,000 Active 171 DOM
8. 2026-06-01
   days on market $68,000 Active 170 DOM
9. 2026-05-31
   days on market $68,000 Active 169 DOM
10. 2025-12-13
    listed $68,000 Active
11. 2003-12-17
    soldstatus $20,000

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $612 · $51/mo
• Expected delta: +$194/yr (+$16/mo · 46.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $11,881
• − Mortgage interest: −$3,809
• − Property taxes: −$418
• − Insurance: −$1,782
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$1,978
• Taxable income: $1,993
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,429/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: Mooreland
• NCES district ID: 4020280
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $51,605
• Composite: 21.77/100
• National rank: #8254
• State rank: #103 of 270 in OK

Livability — Mooreland

• Score: 67/100
• State rank: #85
• US rank: #10554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mooreland, OK
• Population (ZIP): 2,509

Population outlook (Woodward County) Hauer SSP2

• Today (2025): 24,787 people
• By 2030: 26,517 · +7.0%
• By 2040: 30,299 · +22.2%
• By 2050: 34,449 · +39.0%
• By 2075: 46,083 · +85.9%
• By 2100: 54,639 · +120.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Woodward

• 2024 margin: Solid R (+72.0) · D 13.2% · R 85.2% · Other 1.6%
• 2008→2024 swing: -6.8pp toward R · 2008: -65.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+72.0 2016: R+72.1 2012: R+68.0 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.77%
• Current HPI: 220.5065
• 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

+240.0% since first listed

2 events — show timeline

• 2025-12-13 Listed $68,000 NWOAR
• 2003-12-17 Sold (Public Records) $20,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $418 · +27.8% YoY. Source: county tax records.