418 S Thompson · Vinita, OK 74301

$41,000

2 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 148 Days on market

Built 1935 7,500 sqft lot ↓ 18% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Check out this investment opportunity! Tenant in place. Property sold as-is with potential for improvements. Exterior viewing only, no interior access. Contact me for details!

Key facts

• 7,500 sq ft lot
• Garage
• Built 1935

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built from public records
• Exterior features: Covered porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: No notable interior features listed

🏷️ Possibly a rental listed for sale. The $41,000 price doesn't fit this home's estimated sale value (~$152,568) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 4.7% in Vinita — 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 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 $4k of equity ($283 loan paydown + $4k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $36,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1935 — 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 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?
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: 2.68% ✓
• Cap rate: 24.51%
• Cash-on-cash: 65.07%
• DSCR: 3.90
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $152,568
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 S Miller St	0.22mi	3/2.0 (+1)	1,260 (-3%)	1mo	$215,000	$171	74
617 S Thompson St	0.26mi	3/2.0 (+1)	1,344 (+3%)	1mo	$80,000	$60	73
504 S Foreman St	0.32mi	2/1.0	1,232 (-6%)	21mo	$68,200	$55	58
103 S Brown	0.71mi	2/2.0	1,326 (+2%)	8mo	$65,000	$49	53
240 S 2nd	0.43mi	2/2.0	1,128 (-14%)	9mo	$139,900	$124	46
122 Prairie Ln	0.35mi	3/2.0 (+1)	1,484 (+14%)	15mo	$174,000	$117	39

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: 76.6%
• Equity multiple: 6.40×
• Total profit: $61,970
• Equity at exit: $36,936

10-year hold

• IRR: 70.6%
• Equity multiple: 14.18×
• Total profit: $151,303
• Equity at exit: $79,654

Cash invested: $11,480 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$215
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $622

Break-even live

Break-even rent $312

Max offer price $41,000

Occupancy floor 38%

Sensitivity live

Price	-10% $646	-5% $634	+0% $622	+5% $611	+10% $599
Rent	-10% $536	-5% $579	+0% $622	+5% $666	+10% $709
Rate	-1.0pp $643	-0.5pp $633	base $622	+0.5pp $612	+1.0pp $601

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: $10,250
• Closing costs: $1,230
• 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	0.61mi

Listing history 21 events

1. 2026-06-21
   days on market $41,000 Active 148 DOM
2. 2026-06-21
   days on market $41,000 Active 147 DOM
3. 2026-06-18
   days on market $41,000 Active 145 DOM
4. 2026-06-17
   days on market $41,000 Active 144 DOM
5. 2026-06-16
   days on market $41,000 Active 143 DOM
6. 2026-06-15
   days on market $41,000 Active 142 DOM
7. 2026-06-13
   days on market $41,000 Active 140 DOM
8. 2026-06-12
   days on market $41,000 Active 139 DOM
9. 2026-06-09
   days on market $41,000 Active 136 DOM
10. 2026-06-08
    days on market $41,000 Active 135 DOM
11. 2026-06-08
    days on market $41,000 Active 134 DOM
12. 2026-06-07
    days on market $41,000 Active 133 DOM
13. 2026-06-04
    days on market $41,000 Active 130 DOM
14. 2026-06-02
    days on market $41,000 Active 129 DOM
15. 2026-06-01
    days on market $41,000 Active 128 DOM
16. 2026-05-31
    days on market $41,000 Active 127 DOM
17. 2026-05-23
    price $41,000
18. 2026-05-23
    price $25,000
19. 2026-04-21
    price $41,000
20. 2026-01-28
    price $36,000
21. 2026-01-24
    listed $50,000 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: $173 · $14/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$196/yr (+$16/mo · 113.3%)

ⓘ 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: −$2,297
• − Property taxes: −$173
• − Insurance: −$205
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,193
• Taxable income: $7,221
• Est. tax owed @ 24.0%: −$1,733
• After-tax cash flow: $5,737/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

-18.0% since first listed

5 events — show timeline

• 2026-05-23 Price Changed $41,000 MLS Technology, Inc.
• 2026-05-23 Price Changed $25,000 MLS Technology, Inc.
• 2026-04-21 Price Changed $41,000 MLS Technology, Inc.
• 2026-01-28 Price Changed $36,000 MLS Technology, Inc.
• 2026-01-24 Listed $50,000 MLS Technology, Inc.

Property tax history

-5.6%/yr

Latest (2025): $173 · +6.1% YoY. Source: county tax records.