110 S Broadway Ave · Inola, OK 74036

$82,500

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 81 Days on market

Built 1939 0.32 ac lot Est $87k · 5% under

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +7.1/10.0
• Appreciation +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Listing Agent related to the sellers. This has been a rental property. Conviently located app one block from the center of town. Large residential lot with lots of potiential. Property being sold as is, where is with no warranties implied or given. 24 hour notice to show, renters occupy the property

Key facts

• 0.32 acre lot
• Garage
• Built 1939

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached garage; Carport; Driveway
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces northeast; Crawlspace foundation
• Construction: HardiPlank siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Front porch; Storage structure; Chain link fencing; Mature trees on the lot

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Aluminum window frames; No notable interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $82k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.5% in Inola — 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 66/100 on livability (#106 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Inola (rural): math 21% / reading 22% proficiency, ranked #140 of 270 in OK (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 63 active listings in the ZIP; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $570 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Rogers County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 35y 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 $40k; list at $82k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $77,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1939 — 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: 1.21% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $87,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 C St SE	0.22mi	2/1.0 (-1)	910 (+5%)	1mo	$92,000	$101	75

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

Projected returns pro-forma

-1.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.43×
• Total profit: $9,999
• Equity at exit: $17,430

10-year hold

• IRR: 17.0%
• Equity multiple: 2.60×
• Total profit: $36,885
• Equity at exit: $16,260

Cash invested: $23,100 (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 74036

• Home prices YoY: -0.6%
• Active inventory: 63
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $292

Break-even live

Break-even rent $627

Max offer price $82,500

Occupancy floor 66%

Sensitivity live

Price	-10% $338	-5% $315	+0% $292	+5% $268	+10% $245
Rent	-10% $213	-5% $252	+0% $292	+5% $331	+10% $370
Rate	-1.0pp $333	-0.5pp $313	base $292	+0.5pp $270	+1.0pp $249

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   statusdays on market $82,500 Pending 81 DOM
2. 2026-06-01
   days on market $82,500 Active 80 DOM
3. 2026-05-31
   days on market $82,500 Active 79 DOM
4. 2026-03-13
   listed $82,500 Active
5. 2001-04-01
   soldstatus $40,000
6. 1992-02-27
   historical
7. 1991-08-27
   listed $31,000

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$398/yr (+$33/mo · 115.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,960
• − Mortgage interest: −$4,621
• − Property taxes: −$344
• − Insurance: −$412
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,400
• Taxable income: $2,269
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $2,956/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: Inola
• NCES district ID: 4015480
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $54,748
• Composite: 19.61/100
• National rank: #8751
• State rank: #140 of 270 in OK

Livability — Inola

• Score: 66/100
• State rank: #106
• US rank: #11471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inola, OK
• City population: 7,456
• Population (ZIP): 7,456

Population outlook (Rogers County) Hauer SSP2

• Today (2025): 100,211 people
• By 2030: 104,381 · +4.2%
• By 2040: 111,567 · +11.3%
• By 2050: 116,791 · +16.5%
• By 2075: 129,134 · +28.9%
• By 2100: 132,326 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 8% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · German/W. Germanic 6% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Rogers

• 2024 margin: Solid R (+55.0) · D 21.6% · R 76.6% · Other 1.7%
• 2008→2024 swing: -10.9pp toward R · 2008: -44.1pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.9 2016: R+56.3 2012: R+50.1 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.63%
• Current HPI: 252.487
• 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

+166.1% since first listed

4 events — show timeline

• 2026-03-13 Listed $82,500 MLS Technology, Inc.
• 2001-04-01 Sold (Public Records) $40,000 Public Records
• 1992-02-27 Listing Removed — MLS Technology, Inc.
• 1991-08-27 Listed $31,000 MLS Technology, Inc.

Property tax history

+0.3%/yr

Latest (2025): $344 · +4.6% YoY. Source: county tax records.