505 N Cimarron Ave · Drumright, OK 74030

$144,000

3 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 69 Days on market

Built 1962 0.32 ac lot Est $150k · at est.

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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 +18.7/30.0
• ARV discount +9.3/15.0
• DSCR +5.9/10.0
• Appreciation +5.6/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Relax on your spacious covered front porch overlook your beautiful treed lot. This HOME is loaded with character and plenty of space with 3 bedrooms. Refinished wood floors in the spacious living dining combo. Remodeled kitchen (2021) New cabinets, built in microwave, stove, dishwasher, walk in pantry complete with sliding barn door. Full electric rewire 2021, Newer paint, Heat & Air 2022, hot water heater 2023. New Plumbing in 2024. Bath remodel 2021. New flooring in both front bedrooms. New insulation around windows, doors & attic in 2023, Backyard is ready for your animals with a privacy fence (2023) The property has a separate guest house presently used as storage but ready

Key facts

• Covered front porch
• Built in microwave
• Remodeled kitchen

Tags

• COVERED FRONT PORCH
• TREED LOT
• REFINISHED WOOD FLOORS
• REMODELED KITCHEN
• BUILT IN MICROWAVE
• WALK IN PANTRY

Property features AI

Finance

• Financial info: No investor or income/expense details provided
• HOA & community: Sidewalks in the community

Exterior

• Parking: No parking details provided
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Aluminum siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Deck; Patio; Satellite dish; Privacy fencing; Additional storage structure; Second residence on property; Sloping topography; Mature trees; Corner lot

Interior

• Kitchen: Country-style kitchen with pantry; Oven; Range/Stove; Dishwasher
• Bedrooms: Three first-floor bedrooms
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: One full bathroom (hall bath with bathtub)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Wood window frames; Electric range connection
• Laundry & utility: Inside utility room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (10.6% below list).
• Recommended offer: $129k (10.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#102 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools F, amenities F, commute F.
• Drumright (rural): math 24% / reading 25% proficiency, ranked #353 of 513 in OK (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($996 loan paydown + $2k appreciation (1.1% local appreciation)).
• At projected returns (1.1% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 7 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 $115k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,772 (10.6% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.89% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $150,143
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 N Creek Ave	0.12mi	4/2.0 (+1)	1,722 (+2%)	5mo	$93,750	$54	82
622 W Oak St	0.34mi	3/1.5	1,696 (+0%)	17mo	$151,000	$89	67
133 E Drumright St	0.28mi	3/2.0	1,731 (+3%)	22mo	$159,900	$92	64
302 W Oak St	0.03mi	4/1.5 (+1)	1,560 (-8%)	19mo	$125,000	$80	63
612 W Cherry St	0.25mi	3/2.0	1,600 (-5%)	22mo	$170,000	$106	62
613 N Cimarron Ave	0.08mi	3/2.0	1,872 (+11%)	22mo	$200,000	$107	60
512 N Creek Ave	0.09mi	3/1.0	1,463 (-13%)	14mo	$70,000	$48	58
609 W Maple St	0.26mi	3/1.5	1,550 (-8%)	17mo	$101,500	$65	58
406 N Bristow Ave	0.15mi	4/1.5 (+1)	1,522 (-10%)	14mo	$164,900	$108	58
420 S Virginia Ave	0.67mi	3/2.0	1,604 (-5%)	4mo	$119,000	$74	57
619 W Cherry St	0.30mi	3/2.0	1,457 (-14%)	8mo	$178,500	$123	56
316 W Broadway St	0.30mi	2/1.0 (-1)	1,520 (-10%)	12mo	$110,000	$72	51

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.31×
• Total profit: $12,675
• Equity at exit: $50,183

10-year hold

• IRR: 10.2%
• Equity multiple: 2.26×
• Total profit: $50,733
• Equity at exit: $67,487

Cash invested: $40,320 (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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $142

Break-even live

Break-even rent $1,107

Max offer price $144,000

Occupancy floor 84%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $144,000 Active 69 DOM
2. 2026-06-17
   days on market $144,000 Active 68 DOM
3. 2026-06-16
   days on market $144,000 Active 67 DOM
4. 2026-06-15
   days on market $144,000 Active 66 DOM
5. 2026-06-13
   days on market $144,000 Active 64 DOM
6. 2026-06-12
   days on market $144,000 Active 63 DOM
7. 2026-06-09
   days on market $144,000 Active 60 DOM
8. 2026-06-08
   days on market $144,000 Active 59 DOM
9. 2026-06-08
   days on market $144,000 Active 58 DOM
10. 2026-06-05
    days on market $144,000 Active 56 DOM
11. 2026-06-04
    days on market $144,000 Active 54 DOM
12. 2026-06-02
    days on market $144,000 Active 53 DOM
13. 2026-06-01
    days on market $144,000 Active 52 DOM
14. 2026-05-31
    days on market $144,000 Active 51 DOM
15. 2026-04-10
    listed $149,000 Active
16. 2026-03-19
    historical
17. 2026-03-19
    historical
18. 2026-02-04
    listed $150,000 Active
19. 2026-01-05
    price $150,000
20. 2025-08-20
    price $159,000
21. 2025-07-16
    listed $162,000 Active
22. 2024-11-30
    historical
23. 2024-05-30
    price $165,000
24. 2024-03-06
    listed $179,000 Active
25. 2022-08-15
    soldstatus $115,000
26. 2021-09-03
    soldstatus $30,000
27. 2021-08-07
    listed $30,000
28. 2019-09-09
    soldstatus $17,000
29. 2019-03-28
    listed $20,000
30. 2019-03-01
    historical
31. 2019-02-08
    price $29,500
32. 2018-11-29
    price $32,500
33. 2018-08-06
    listed $40,000 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: $716 · $60/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$580/yr (+$48/mo · 81.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,453
• − Mortgage interest: −$8,066
• − Property taxes: −$716
• − Insurance: −$720
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,189
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,880/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: Drumright
• NCES district ID: 4010200
• Math proficiency: 24% ▲ 7.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $35,602
• Composite: 23.33/100
• National rank: #13308
• State rank: #353 of 513 in OK

Livability — Drumright

• Score: 66/100
• State rank: #102
• US rank: #11324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drumright, OK
• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

+272.5% since first listed

19 events — show timeline

• 2026-04-10 Listed $149,000 MLS Technology, Inc.
• 2026-03-19 Listing Removed — MLSOK
• 2026-03-19 Listing Removed — MLS Technology, Inc.
• 2026-02-04 Listed $150,000 MLSOK
• 2026-01-05 Price Changed $150,000 MLS Technology, Inc.
• 2025-08-20 Price Changed $159,000 MLS Technology, Inc.
• 2025-07-16 Listed $162,000 MLS Technology, Inc.
• 2024-11-30 Listing Removed — MLS Technology, Inc.
• 2024-05-30 Price Changed $165,000 MLS Technology, Inc.
• 2024-03-06 Listed $179,000 MLS Technology, Inc.
• 2022-08-15 Sold (Public Records) $115,000 Public Records
• 2021-09-03 Sold (MLS) $30,000 SBOR
• 2021-08-07 Listed $30,000 SBOR
• 2019-09-09 Sold (MLS) $17,000 SBOR
• 2019-03-28 Listed $20,000 SBOR
• 2019-03-01 Listing Removed — MLSOK
• 2019-02-08 Price Changed $29,500 MLSOK
• 2018-11-29 Price Changed $32,500 MLSOK
• 2018-08-06 Listed $40,000 MLSOK

Property tax history

+11.9%/yr

Latest (2025): $716 · -8.0% YoY. Source: county tax records.