1505 Crestview Dr · New Cordell, OK 73632

$90,000

2 bd · 2.0 ba · 1,443 sqft · Townhouse public records · 60 Days on market

Built 1979 4,944 sqft lot ↓ 20% since listing

---

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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

***Improved Pricing*** Here's the Condo you've been looking for! Enter the home into a large living area and wonderful fireplace. There is a good sized eat-in kitchen with a huge pantry just off the living area, that also has a washer and dryer. Both bedrooms are large and inviting, and each bath has a shower. The rear entry, 2-car garage provides ample parking for your vehicles, and an environment protected entry into the home. Sit on your patio in the evening with a beverage and watch the beautiful western Oklahoma sunset! Come make this one your home!

Key facts

• 2 garage spots
• Built 1979
• Listed 60 days

Property features AI

Finance

• Other: On the corner of E 14th St and Crestview Drive; Located in the Hall & King addition; No storm shelter; Occupied; Historical designation: No; Days on market: 31
• Financial info: Not assumable; Does not apply for loan qualification; Current price listed (as of last update)
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Manual geocode source
• Home design: Residential townhouse; One level; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot; No special zoning district

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.6% in New Cordell — 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 60/100 on livability (#335 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Cordell (town): math 37% / reading 33% proficiency, ranked #33 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cordell Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 358 students, 0% FRL); Cordell Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 104 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1979 — 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 D-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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,149
• Equity at exit: $13,419

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $25,510
• Equity at exit: $7,782

Cash invested: $25,200 (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 73632

• Home prices YoY: -1.6%
• Active inventory: 38
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $279

Break-even live

Break-even rent $705

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $330	-5% $304	+0% $279	+5% $253	+10% $228
Rent	-10% $195	-5% $237	+0% $279	+5% $321	+10% $362
Rate	-1.0pp $324	-0.5pp $302	base $279	+0.5pp $255	+1.0pp $232

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $90,000 Active 60 DOM
2. 2026-06-18
   days on market $90,000 Active 58 DOM
3. 2026-06-17
   days on market $90,000 Active 57 DOM
4. 2026-06-16
   days on market $90,000 Active 56 DOM
5. 2026-06-15
   days on market $90,000 Active 55 DOM
6. 2026-06-13
   days on market $90,000 Active 53 DOM
7. 2026-06-12
   days on market $90,000 Active 52 DOM
8. 2026-06-09
   days on market $90,000 Active 49 DOM
9. 2026-06-09
   price $90,000 Active 48 DOM
10. 2026-06-08
    days on market $92,500 Active 48 DOM
11. 2026-06-08
    days on market $92,500 Active 47 DOM
12. 2026-06-07
    days on market $92,500 Active 46 DOM
13. 2026-06-04
    days on market $92,500 Active 43 DOM
14. 2026-06-02
    days on market $92,500 Active 42 DOM
15. 2026-06-01
    days on market $92,500 Active 41 DOM
16. 2026-05-31
    days on market $92,500 Active 40 DOM
17. 2026-05-22
    price $92,500
18. 2026-05-08
    price $95,000
19. 2026-04-21
    listed $99,750 Active
20. 2025-04-03
    soldstatus $85,000 Closed 560-char remark

    Show marketing remark (560 chars)

    ***Improved Pricing*** Here's the Condo you've been looking for! Enter the home into a large living area and wonderful fireplace. There is a good sized eat-in kitchen with a huge pantry just off the living area, that also has a washer and dryer. Both bedrooms are large and inviting, and each bath has a shower. The rear entry, 2-car garage provides ample parking for your vehicles, and an environment protected entry into the home. Sit on your patio in the evening with a beverage and watch the beautiful western Oklahoma sunset! Come make this one your home!

21. 2025-03-09
    status Pending 560-char remark

    Show marketing remark (560 chars)

    ***Improved Pricing*** Here's the Condo you've been looking for! Enter the home into a large living area and wonderful fireplace. There is a good sized eat-in kitchen with a huge pantry just off the living area, that also has a washer and dryer. Both bedrooms are large and inviting, and each bath has a shower. The rear entry, 2-car garage provides ample parking for your vehicles, and an environment protected entry into the home. Sit on your patio in the evening with a beverage and watch the beautiful western Oklahoma sunset! Come make this one your home!

22. 2025-03-06
    price $102,000 560-char remark

    Show marketing remark (560 chars)

    ***Improved Pricing*** Here's the Condo you've been looking for! Enter the home into a large living area and wonderful fireplace. There is a good sized eat-in kitchen with a huge pantry just off the living area, that also has a washer and dryer. Both bedrooms are large and inviting, and each bath has a shower. The rear entry, 2-car garage provides ample parking for your vehicles, and an environment protected entry into the home. Sit on your patio in the evening with a beverage and watch the beautiful western Oklahoma sunset! Come make this one your home!

23. 2025-02-12
    listed $115,000 Active 560-char remark

    Show marketing remark (560 chars)

    ***Improved Pricing*** Here's the Condo you've been looking for! Enter the home into a large living area and wonderful fireplace. There is a good sized eat-in kitchen with a huge pantry just off the living area, that also has a washer and dryer. Both bedrooms are large and inviting, and each bath has a shower. The rear entry, 2-car garage provides ample parking for your vehicles, and an environment protected entry into the home. Sit on your patio in the evening with a beverage and watch the beautiful western Oklahoma sunset! Come make this one your home!

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$238/yr (+$20/mo · 41.6%)

ⓘ 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 1/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,698
• − Mortgage interest: −$5,041
• − Property taxes: −$572
• − Insurance: −$450
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,618
• Taxable income: $1,985
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,869/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: Cordell
• NCES district ID: 4008640
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $48,294
• Composite: 30.21/100
• National rank: #6304
• State rank: #33 of 270 in OK

Livability — New Cordell

• Score: 60/100
• State rank: #335
• US rank: #18607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cordell, OK
• Population (ZIP): 3,041

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Iranian 2% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.38%
• Current HPI: 203.69
• 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

-19.6% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $92,500 MLSOK
• 2026-05-08 Price Changed $95,000 MLSOK
• 2026-04-21 Listed $99,750 MLSOK
• 2025-04-03 Sold (MLS) $85,000 MLSOK
• 2025-03-09 Pending — MLSOK
• 2025-03-06 Price Changed $102,000 MLSOK
• 2025-02-12 Listed $115,000 MLSOK

Property tax history

+0.1%/yr

Latest (2025): $572 · +5.7% YoY. Source: county tax records.