404 S Broadway Ave · Binger, OK 73009

$124,999

3 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 104 Days on market

Built 1940 9,374 sqft lot

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has resent upgrades with many great features. Kitchen has built in center island, gas cook top, built in oven, vent hood and dishwasher. Large living room with 2 bedrooms and extra large master bath. It also has a large utility room with closet and freezer space. This home has an approx. 16'x20' insulated, heated shop with connecting covered carport, covered concrete parking for 5th wheel camper, Pontoon boat and 3 auto covered parking. It also has 2 smaller storage buildings. Patio area and fenced back yard for animals. Located on a corner lot close to the school on paved roads..

Key facts

• Remodeled
• Fort cobb lake
• Rv storage buildings

Tags

• REMODELED
• STATE OF THE ART INTERIOR
• WALKING DISTANCE OF THE SCHOOL
• RV STORAGE BUILDINGS
• HOOKUPS
• FORT COBB LAKE

Property features AI

Finance

• Financial info: Assumable financing available; Financing qualification possible
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One-story; Existing property
• Construction: Frame construction; Metal roof; Slab foundation; Built previously (existing)
• Exterior features: Covered porch; Outbuildings including barn(s), storage and workshop; Chain link fencing; Below-ground storm shelter; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $20 ($239/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 $99k (21.1% below list).
• Recommended offer: $99k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#386 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Binger-Oney (rural): math 25% / reading 30% proficiency, ranked #305 of 513 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Binger-Oney Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 191 students, 0% FRL); Binger-Oney Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 99 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $125k implies a 81% 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: 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 $98,640 (21.1% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 21% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $80,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 W Cedar St	0.10mi	2/2.0 (-1)	1,250 (+9%)	20mo	$87,500	$70	59

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: 8.1%
• Equity multiple: 1.47×
• Total profit: $16,277
• Equity at exit: $56,205

10-year hold

• IRR: 10.7%
• Equity multiple: 2.60×
• Total profit: $56,119
• Equity at exit: $86,619

Cash invested: $35,000 (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 73009

• Active inventory: 10
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $20

Break-even live

Break-even rent $961

Max offer price $124,999

Occupancy floor 93%

Sensitivity live

Price	-10% $91	-5% $55	+0% $20	+5% $-15	+10% $-51
Rent	-10% $-58	-5% $-19	+0% $20	+5% $59	+10% $98
Rate	-1.0pp $83	-0.5pp $52	base $20	+0.5pp $-12	+1.0pp $-45

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-20
   status Pending
2. 2026-04-17
   price $124,999
3. 2026-03-11
   price $129,999
4. 2026-02-05
   listed $137,600 Active
5. 2020-05-01
   soldstatus $69,000 Sold 601-char remark

   Show marketing remark (601 chars)

   This home has resent upgrades with many great features. Kitchen has built in center island, gas cook top, built in oven, vent hood and dishwasher. Large living room with 2 bedrooms and extra large master bath. It also has a large utility room with closet and freezer space. This home has an approx. 16'x20' insulated, heated shop with connecting covered carport, covered concrete parking for 5th wheel camper, Pontoon boat and 3 auto covered parking. It also has 2 smaller storage buildings. Patio area and fenced back yard for animals. Located on a corner lot close to the school on paved roads..

6. 2020-05-01
   soldstatus $23,000

   Show marketing remark (601 chars)

   This home has resent upgrades with many great features. Kitchen has built in center island, gas cook top, built in oven, vent hood and dishwasher. Large living room with 2 bedrooms and extra large master bath. It also has a large utility room with closet and freezer space. This home has an approx. 16'x20' insulated, heated shop with connecting covered carport, covered concrete parking for 5th wheel camper, Pontoon boat and 3 auto covered parking. It also has 2 smaller storage buildings. Patio area and fenced back yard for animals. Located on a corner lot close to the school on paved roads..

7. 2020-05-01
   soldstatus $15,500

   Show marketing remark (601 chars)

   This home has resent upgrades with many great features. Kitchen has built in center island, gas cook top, built in oven, vent hood and dishwasher. Large living room with 2 bedrooms and extra large master bath. It also has a large utility room with closet and freezer space. This home has an approx. 16'x20' insulated, heated shop with connecting covered carport, covered concrete parking for 5th wheel camper, Pontoon boat and 3 auto covered parking. It also has 2 smaller storage buildings. Patio area and fenced back yard for animals. Located on a corner lot close to the school on paved roads..

8. 2020-05-01
   soldstatus $15,500

   Show marketing remark (601 chars)

   This home has resent upgrades with many great features. Kitchen has built in center island, gas cook top, built in oven, vent hood and dishwasher. Large living room with 2 bedrooms and extra large master bath. It also has a large utility room with closet and freezer space. This home has an approx. 16'x20' insulated, heated shop with connecting covered carport, covered concrete parking for 5th wheel camper, Pontoon boat and 3 auto covered parking. It also has 2 smaller storage buildings. Patio area and fenced back yard for animals. Located on a corner lot close to the school on paved roads..

9. 2020-05-01
   soldstatus $15,500

   Show marketing remark (601 chars)

   This home has resent upgrades with many great features. Kitchen has built in center island, gas cook top, built in oven, vent hood and dishwasher. Large living room with 2 bedrooms and extra large master bath. It also has a large utility room with closet and freezer space. This home has an approx. 16'x20' insulated, heated shop with connecting covered carport, covered concrete parking for 5th wheel camper, Pontoon boat and 3 auto covered parking. It also has 2 smaller storage buildings. Patio area and fenced back yard for animals. Located on a corner lot close to the school on paved roads..

10. 2020-04-14
    status Pending 601-char remark

    Show marketing remark (601 chars)

    This home has resent upgrades with many great features. Kitchen has built in center island, gas cook top, built in oven, vent hood and dishwasher. Large living room with 2 bedrooms and extra large master bath. It also has a large utility room with closet and freezer space. This home has an approx. 16'x20' insulated, heated shop with connecting covered carport, covered concrete parking for 5th wheel camper, Pontoon boat and 3 auto covered parking. It also has 2 smaller storage buildings. Patio area and fenced back yard for animals. Located on a corner lot close to the school on paved roads..

11. 2020-02-13
    listed $85,000 Active 601-char remark

    Show marketing remark (601 chars)

    This home has resent upgrades with many great features. Kitchen has built in center island, gas cook top, built in oven, vent hood and dishwasher. Large living room with 2 bedrooms and extra large master bath. It also has a large utility room with closet and freezer space. This home has an approx. 16'x20' insulated, heated shop with connecting covered carport, covered concrete parking for 5th wheel camper, Pontoon boat and 3 auto covered parking. It also has 2 smaller storage buildings. Patio area and fenced back yard for animals. Located on a corner lot close to the school on paved roads..

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$504/yr (+$42/mo · 81.2%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,837
• − Mortgage interest: −$7,002
• − Property taxes: −$621
• − Insurance: −$625
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,636
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $705/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: Binger-Oney
• NCES district ID: 4033603
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $40,528
• Composite: 26.15/100
• National rank: #12717
• State rank: #305 of 513 in OK

Livability — Binger

• Score: 59/100
• State rank: #386
• US rank: #20076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Binger, OK
• Population (ZIP): 761

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Native American 18% Two or more races 8% Hispanic / Latino 8% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 1% Portuguese 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+47.1% since first listed

11 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-04-17 Price Changed $124,999 MLSOK
• 2026-03-11 Price Changed $129,999 MLSOK
• 2026-02-05 Listed $137,600 MLSOK
• 2020-05-01 Sold (Public Records) $15,500 Public Records
• 2020-05-01 Sold (Public Records) $15,500 Public Records
• 2020-05-01 Sold (Public Records) $15,500 Public Records
• 2020-05-01 Sold (Public Records) $23,000 Public Records
• 2020-05-01 Sold (MLS) $69,000 MLSOK
• 2020-04-14 Pending — MLSOK
• 2020-02-13 Listed $85,000 MLSOK

Property tax history

+19.6%/yr

Latest (2025): $621 · +1.0% YoY. Source: county tax records.