117 E Kiowa St · Hunter, OK 74640

$94,900

3 bd · 1.0 ba · 1,899 sqft · SingleFamily public records · 53 Days on market

Built 1910 0.50 ac lot Est $106k · 11% 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 +30.0/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into timeless charm with this beautifully maintained 1910 Colonial style home in the heart of Hunter; where character meets comfort on a spacious corner half acre lot. This inviting two story home offers 4-bedrooms with the flexibility of a 5th bedroom or private office, making it perfect for growing families, remote work, or hosting guests. With 1899 sq ft of living space plus a partial basement, you'll appreciate the blend of historic charm and everyday functionality. Start your mornings in the peaceful sunroom, ideal for coffee, plants, or a quiet retreat. Step out onto the full length covered front patio or enjoy evenings on the back deck overlooking the large backyard. Inside, you'll find a well-appointed kitchen, formal dining room, and a spacious living area designed for gathering and making memories. The master suite features its own private bath and convenient utility room access, while the attached garage provides additional workspace for hobbies or storage. Located in the highly regarded Pond-Creek Hunter Public Schools district, this home also offers modern conveniences with satellite internet currently in place and fiber optic availability for future upgrade. Outside, the generous yard includes two storage sheds (16x8x8 and 8x8x8), giving you plenty of room for tools, equipment, or creative projects. Enjoy the peace of small-town living with easy access, just 30-minutes to Enid for shopping, dining, and amenities. If you've been searching for a home that offers historic character, flexible space, and rural charm, this is it!

Key facts

• Master suite
• Formal dining room
• Spacious corner lot

Tags

• SPACIOUS CORNER LOT
• PEACEFUL SUNROOM
• FULL LENGTH COVERED PATIO
• WELL-APPOINTED KITCHEN
• FORMAL DINING ROOM
• MASTER SUITE

Property features AI

Finance

• Financial info: Annual tax information recorded (tax amount not included per instructions)
• HOA & community: Sidewalks; Gutters

Exterior

• Parking: Attached garage with workshop, storage and shelving; 1-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Satellite internet available
• Home design: Two-story home; Faces north; Basement and crawlspace foundation
• Construction: Built (year per public records); Masonite and wood siding on wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio/deck; Deck; Patio; Rain gutters; Satellite dish; Privacy fencing; Shed(s); Fruit trees; Mature trees; Corner lot

Interior

• Kitchen: Breakfast nook; Pantry; Convection oven; Oven; Range; Dishwasher; Microwave; Disposal; Water softener
• Bedrooms: First-floor primary suite with private bath and separate closets; Multiple second-floor bedrooms with walk-in closets; Office on second floor
• Flooring: Carpet; Tile; Wood
• Bathrooms: First-floor full master bath with bathtub; Second-floor hall full bath with bathtub, heater and vent; Total of 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Ceramic counters; High ceilings; High-speed internet; Ceiling fans; Electric range connection; Gas range connection; Programmable thermostat; Aluminum frame windows with storm windows; Storm door(s)
• Laundry & utility: Interior utility room; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#510 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Pond Creek-Hunter (rural): math 30% / reading 40% proficiency, ranked #161 of 513 in OK (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($656 loan paydown + $3k appreciation (3.0% local appreciation)).
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1910 — 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. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.33% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $106,344
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 S Kansas St	0.25mi	4/2.0 (+1)	1,629 (-14%)	21mo	$91,000	$56	38

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: 22.6%
• Equity multiple: 2.28×
• Total profit: $34,099
• Equity at exit: $42,671

10-year hold

• IRR: 23.5%
• Equity multiple: 4.37×
• Total profit: $89,670
• Equity at exit: $65,761

Cash invested: $26,572 (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 74640

• Active inventory: 2
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$106 /mo · $1,278/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $356

Break-even live

Break-even rent $815

Max offer price $94,900

Occupancy floor 67%

Sensitivity live

Price	-10% $409	-5% $383	+0% $356	+5% $329	+10% $302
Rent	-10% $256	-5% $306	+0% $356	+5% $406	+10% $456
Rate	-1.0pp $404	-0.5pp $380	base $356	+0.5pp $331	+1.0pp $306

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $94,900 Active 53 DOM
2. 2026-06-18
   days on market $94,900 Active 52 DOM
3. 2026-06-17
   days on market $94,900 Active 51 DOM
4. 2026-06-16
   days on market $94,900 Active 50 DOM
5. 2026-06-15
   days on market $94,900 Active 49 DOM
6. 2026-06-14
   days on market $94,900 Active 47 DOM
7. 2026-06-12
   days on market $94,900 Active 46 DOM
8. 2026-06-09
   days on market $94,900 Active 43 DOM
9. 2026-06-08
   days on market $94,900 Active 42 DOM
10. 2026-06-07
    days on market $94,900 Active 41 DOM
11. 2026-06-05
    days on market $94,900 Active 38 DOM
12. 2026-06-02
    days on market $94,900 Active 36 DOM
13. 2026-06-01
    days on market $94,900 Active 35 DOM
14. 2026-05-31
    days on market $94,900 Active 34 DOM
15. 2026-05-30
    days on market $94,900 Active 33 DOM
16. 2026-04-24
    listed $94,900 Active 1568-char remark

    Show marketing remark (1568 chars)

    Step into timeless charm with this beautifully maintained 1910 Colonial style home in the heart of Hunter; where character meets comfort on a spacious corner half acre lot. This inviting two story home offers 4-bedrooms with the flexibility of a 5th bedroom or private office, making it perfect for growing families, remote work, or hosting guests. With 1899 sq ft of living space plus a partial basement, you'll appreciate the blend of historic charm and everyday functionality. Start your mornings in the peaceful sunroom, ideal for coffee, plants, or a quiet retreat. Step out onto the full length covered front patio or enjoy evenings on the back deck overlooking the large backyard. Inside, you'll find a well-appointed kitchen, formal dining room, and a spacious living area designed for gathering and making memories. The master suite features its own private bath and convenient utility room access, while the attached garage provides additional workspace for hobbies or storage. Located in the highly regarded Pond-Creek Hunter Public Schools district, this home also offers modern conveniences with satellite internet currently in place and fiber optic availability for future upgrade. Outside, the generous yard includes two storage sheds (16x8x8 and 8x8x8), giving you plenty of room for tools, equipment, or creative projects. Enjoy the peace of small-town living with easy access, just 30-minutes to Enid for shopping, dining, and amenities. If you've been searching for a home that offers historic character, flexible space, and rural charm, this is it!

17. 2026-04-24
    listed $94,900 Active

    Show marketing remark (1568 chars)

    Step into timeless charm with this beautifully maintained 1910 Colonial style home in the heart of Hunter; where character meets comfort on a spacious corner half acre lot. This inviting two story home offers 4-bedrooms with the flexibility of a 5th bedroom or private office, making it perfect for growing families, remote work, or hosting guests. With 1899 sq ft of living space plus a partial basement, you'll appreciate the blend of historic charm and everyday functionality. Start your mornings in the peaceful sunroom, ideal for coffee, plants, or a quiet retreat. Step out onto the full length covered front patio or enjoy evenings on the back deck overlooking the large backyard. Inside, you'll find a well-appointed kitchen, formal dining room, and a spacious living area designed for gathering and making memories. The master suite features its own private bath and convenient utility room access, while the attached garage provides additional workspace for hobbies or storage. Located in the highly regarded Pond-Creek Hunter Public Schools district, this home also offers modern conveniences with satellite internet currently in place and fiber optic availability for future upgrade. Outside, the generous yard includes two storage sheds (16x8x8 and 8x8x8), giving you plenty of room for tools, equipment, or creative projects. Enjoy the peace of small-town living with easy access, just 30-minutes to Enid for shopping, dining, and amenities. If you've been searching for a home that offers historic character, flexible space, and rural charm, this is it!

18. 2021-07-06
    soldstatus $84,000
19. 2021-06-30
    soldstatus $84,000
20. 2021-03-01
    listed $89,900
21. 2013-04-01
    soldstatus $109,000
22. 2008-06-20
    soldstatus $97,000
23. 2003-04-29
    soldstatus $59,500

ⓘ 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: $1,278 · $106/mo
• Projected year-2 tax: $1,278 · $106/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,181
• − Mortgage interest: −$5,316
• − Property taxes: −$1,278
• − Insurance: −$474
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,761
• Taxable income: $2,923
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,567/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: Pond Creek-Hunter
• NCES district ID: 4024720
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $48,980
• Composite: 32.86/100
• National rank: #10727
• State rank: #161 of 513 in OK

Livability — Hunter

• Score: 56/100
• State rank: #510
• US rank: #22614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, OK
• Population (ZIP): 240

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

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

+59.5% since first listed

8 events — show timeline

• 2026-04-24 Listed $94,900 MLS Technology, Inc.
• 2026-04-24 Listed $94,900 SBOR
• 2021-07-06 Sold (Public Records) $84,000 Public Records
• 2021-06-30 Sold (MLS) $84,000 NWOAR
• 2021-03-01 Listed $89,900 NWOAR
• 2013-04-01 Sold (Public Records) $109,000 Public Records
• 2008-06-20 Sold (Public Records) $97,000 Public Records
• 2003-04-29 Sold (Public Records) $59,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,278 · +6.6% YoY. Source: county tax records.