316 W 6th St · New Cordell, OK 73632

$95,000

2 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 65 Days on market

Built 1952 4,500 sqft lot Est $87k · 9% over

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Why this score? — see what drove the C 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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• ARV discount +3.3/15.0
• Appreciation +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming, Newly Remodeled Cottage in a Peaceful Neighborhood! This adorable 2 Bed, 1 Bath home is full of style and updates, offering the perfect blend of comfort and modern appeal. The beautifully updated kitchen features a fresh, contemporary look with newer appliances, complemented by all-new flooring and trendy finishes throughout. The spacious main living area flows seamlessly into the dining and kitchen spaces, creating an inviting open-concept feel—perfect for everyday living or entertaining. An attached side garage adds convenience and extra storage. Currently tenant-occupied, this property presents an excellent opportunity for investors—tenants would love to stay, makin

Key facts

• Attached side garage
• All new flooring
• Newer appliances

Tags

• NEWLY REMODELED COTTAGE
• UPDATED KITCHEN
• NEWER APPLIANCES
• ALL NEW FLOORING
• OPEN CONCEPT FEEL
• ATTACHED SIDE GARAGE

Property features AI

Finance

• Other: Occupied (rental); Property status: Existing
• Financial info: Not assumable; Financing may qualify
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Public utilities
• Home design: Single family residence; One-level layout; Residential property
• Construction: Vinyl siding; Composition roof; Conventional foundation
• Exterior features: Covered porch; Interior lot

Interior

• Kitchen: Gas oven; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.6% in New Cordell — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#335 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Cordell (town): math 37% / reading 33% proficiency, ranked #33 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cordell Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 358 students, 0% FRL); Cordell Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 104 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $45k; list at $95k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $86,904
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 W 12th St	0.47mi	3/1.0 (+1)	1,262 (+3%)	1mo	$90,000	$71	67
1110 N Grant St	0.32mi	3/1.0 (+1)	1,112 (-9%)	3mo	$89,000	$80	62
631 W 10th St	0.39mi	3/1.0 (+1)	1,104 (-10%)	2mo	$78,000	$71	58
700 N Dena	0.18mi	2/1.0	1,080 (-12%)	21mo	$20,000	$19	54
119 N Linwood St	0.55mi	3/1.0 (+1)	1,373 (+12%)	6mo	$60,000	$44	44
1311 N College St	0.50mi	3/2.0 (+1)	1,356 (+11%)	12mo	$75,000	$55	40
1408 N Market St	0.58mi	3/1.5 (+1)	1,040 (-15%)	15mo	$110,000	$106	28
121 Mimosa St	0.71mi	3/1.5 (+1)	1,080 (-12%)	22mo	$85,000	$79	22

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $862
• Equity at exit: $14,165

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $21,568
• Equity at exit: $8,214

Cash invested: $26,600 (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 73632

• Home prices YoY: -1.6%
• Active inventory: 38
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $256

Break-even live

Break-even rent $714

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $95,000 Active 65 DOM
2. 2026-06-17
   days on market $95,000 Active 64 DOM
3. 2026-06-16
   days on market $95,000 Active 63 DOM
4. 2026-06-15
   days on market $95,000 Active 62 DOM
5. 2026-06-13
   days on market $95,000 Active 60 DOM
6. 2026-06-12
   days on market $95,000 Active 59 DOM
7. 2026-06-09
   days on market $95,000 Active 56 DOM
8. 2026-06-08
   days on market $95,000 Active 55 DOM
9. 2026-06-08
   days on market $95,000 Active 54 DOM
10. 2026-06-07
    days on market $95,000 Active 53 DOM
11. 2026-06-04
    days on market $95,000 Active 50 DOM
12. 2026-06-02
    days on market $95,000 Active 49 DOM
13. 2026-06-01
    days on market $95,000 Active 48 DOM
14. 2026-05-31
    days on market $95,000 Active 47 DOM
15. 2026-04-20
    status Active
16. 2026-03-31
    status Pending
17. 2026-03-25
    listed $95,000 Active
18. 2018-12-12
    historical
19. 2018-06-04
    listed $40,000
20. 2011-04-21
    soldstatus $45,000
21. 2006-05-17
    soldstatus $18,500
22. 2003-01-22
    soldstatus $15,000

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$538/yr (+$45/mo · 169.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,457
• − Mortgage interest: −$5,321
• − Property taxes: −$317
• − Insurance: −$475
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,764
• Taxable income: $1,587
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $2,690/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: Cordell
• NCES district ID: 4008640
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $48,294
• Composite: 30.21/100
• National rank: #6304
• State rank: #33 of 270 in OK

Livability — New Cordell

• Score: 60/100
• State rank: #335
• US rank: #18607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cordell, OK
• Population (ZIP): 3,041

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Iranian 2% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.38%
• Current HPI: 203.69
• 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

+533.3% since first listed

8 events — show timeline

• 2026-04-20 Relisted — MLSOK
• 2026-03-31 Pending — MLSOK
• 2026-03-25 Listed $95,000 MLSOK
• 2018-12-12 Listing Removed — MLSOK
• 2018-06-04 Listed $40,000 MLSOK
• 2011-04-21 Sold (Public Records) $45,000 Public Records
• 2006-05-17 Sold (Public Records) $18,500 Public Records
• 2003-01-22 Sold (Public Records) $15,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $317 · +5.7% YoY. Source: county tax records.