314 N Main St · Thomas, OK 73669

$63,500

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 54 Days on market

Built 1940 7,000 sqft lot

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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 +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Improved price with Great location close to amenities, this 2-bedroom, 1 bathroom home at 314 N Main, Thomas, OK, is just waiting for new owners! Situated on a 50 x 140 ft lot with the detached garage having a metal roof, it can provide protection from nature's elements. The large, fenced back yard offers space for entertaining or just enjoying the peace and quiet of the large mature pecan trees. A chain link fenced dog pen is located at the back of the fenced back yard. Entering through the South door of the house, the kitchen area contains the hidden laundry area. Refrigerator, washer and dryer REMAIN with the house! The living room with its original hardwood flooring receives an abundan

Key facts

• Hidden laundry area
• Detached garage
• 7,000 sq ft lot

Tags

• DETACHED GARAGE
• LARGE FENCED BACK YARD
• CHAIN LINK FENCED DOG PEN
• HIDDEN LAUNDRY AREA
• ORIGINAL HARDWOOD FLOORING
• ABUNDANCE OF NATURAL LIGHT

Property features AI

Finance

• Other: Vacant and available; Roof year noted as 2022
• Financial info: Offered as-is; Accepting cash and conventional financing
• HOA & community: No mandatory association dues; Homestead exemption present

Exterior

• Parking: 1-car garage
• Utilities: Public utilities
• Home design: Single family residence; One story; Faces east; Residential property; Existing structure
• Construction: Aluminum siding; Composition roof (replaced or noted 2022); Double pane windows; Conventional foundation
• Exterior features: Front porch; Chain link fencing; Interior lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Refrigerator; Washer/Dryer; Water heater; No fireplace; In-law plan not present
• Laundry & utility: Washer/Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#142 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Thomas-Fay-Custer Unified District (rural): math 41% / reading 40% proficiency, ranked #18 of 270 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thomas Es (math 57% / reading 42%, grade D, #42 of 845 statewide, top 5%, 260 students, 0% FRL); Thomas-Fay-Custer Unified Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 93 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 28 units permitted in Custer County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($439 loan paydown + $1k appreciation (1.7% local appreciation)).
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $64k implies a 170% gain — meaningful room to come down on a strong offer.

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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.24×
• Total profit: $22,016
• Equity at exit: $23,878

10-year hold

• IRR: 25.5%
• Equity multiple: 4.25×
• Total profit: $57,802
• Equity at exit: $33,510

Cash invested: $17,780 (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 73669

• Home prices YoY: 0.6%
• Active inventory: 14
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $295

Break-even live

Break-even rent $479

Max offer price $63,500

Occupancy floor 60%

Sensitivity live

Price	-10% $331	-5% $313	+0% $295	+5% $277	+10% $259
Rent	-10% $228	-5% $261	+0% $295	+5% $329	+10% $362
Rate	-1.0pp $327	-0.5pp $311	base $295	+0.5pp $278	+1.0pp $262

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $63,500 Active 54 DOM
2. 2026-06-18
   days on market $63,500 Active 52 DOM
3. 2026-06-17
   days on market $63,500 Active 51 DOM
4. 2026-06-16
   days on market $63,500 Active 50 DOM
5. 2026-06-16
   price $63,500 Active 49 DOM
6. 2026-06-15
   days on market $67,000 Active 49 DOM
7. 2026-06-13
   days on market $67,000 Active 47 DOM
8. 2026-06-12
   days on market $67,000 Active 46 DOM
9. 2026-06-09
   days on market $67,000 Active 43 DOM
10. 2026-06-08
    days on market $67,000 Active 42 DOM
11. 2026-06-08
    days on market $67,000 Active 41 DOM
12. 2026-06-05
    days on market $67,000 Active 39 DOM
13. 2026-06-04
    days on market $67,000 Active 37 DOM
14. 2026-06-02
    days on market $67,000 Active 36 DOM
15. 2026-06-01
    days on market $67,000 Active 35 DOM
16. 2026-05-31
    days on market $67,000 Active 34 DOM
17. 2026-05-11
    price $67,000
18. 2026-04-27
    listed $71,500 Active
19. 2007-07-10
    soldstatus $23,500
20. 2002-04-02
    soldstatus $29,000
21. 1997-05-20
    soldstatus $10,000

ⓘ 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: $224 · $19/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$348/yr (+$29/mo · 155.1%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,224
• − Mortgage interest: −$3,557
• − Property taxes: −$224
• − Insurance: −$318
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$1,847
• Taxable income: $2,642
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $2,905/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: Thomas-Fay-Custer Unified District
• NCES district ID: 4000015
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $44,687
• Composite: 34.41/100
• National rank: #5203
• State rank: #18 of 270 in OK

Livability — Thomas

• Score: 65/100
• State rank: #142
• US rank: #13102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomas, OK
• City population: 1,596
• Population (ZIP): 1,596

Population outlook (Custer County) Hauer SSP2

• Today (2025): 34,356 people
• By 2030: 37,162 · +8.2%
• By 2040: 43,354 · +26.2%
• By 2050: 50,458 · +46.9%
• By 2075: 71,075 · +106.9%
• By 2100: 91,129 · +165.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 9% Native American 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · German/W. Germanic 10% Spanish 4%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+53.2) · D 22.4% · R 75.7% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: -49.3pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+53.2 2016: R+54.3 2012: R+51.9 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 271.8931
• 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

+570.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $67,000 MLSOK
• 2026-04-27 Listed $71,500 MLSOK
• 2007-07-10 Sold (Public Records) $23,500 Public Records
• 2002-04-02 Sold (Public Records) $29,000 Public Records
• 1997-05-20 Sold (Public Records) $10,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $224 · +4.2% YoY. Source: county tax records.