120 N Main St · Verden, OK 73092

$51,000

1 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 51 Days on market

Built 1960 Good condition 0.29 ac lot ↓ 14% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks

This unique property featuring a brick veneer exterior and versatile layout with endless possibilities. Whether you’re looking for a residence, investment property, small business location, or creative live/work space, this one is worth a look. Major updates have already been completed, including new sewer line to the main, new gas lines throughout, new PEX water lines, a new electric meter, new breaker box, and some updated wiring. The property also features an on-demand electric hot water system and a recently installed ventless wall heater. Inside plenty of room to customize to your needs. Accessibility is enhanced with a concrete ramp to the rear entrance. Outside, a large Connex

Key facts

• 0.29 acre lot
• Built 1960
• Listed 51 days

Property features AI

Finance

• Other: Located on a 0.29-acre lot; Living area approximately 1,100 (assessor); Located on a corner in the Verden addition; No storm shelter; Directions: Head West on Hwy 62 to Verden, turn N on Main St to the home.
• Financial info: Not assumable; Does not qualify for loan (per listing)
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Existing property
• Construction: Brick and frame construction; Composition roof; Post-tension foundation; Handicap accessible
• Exterior features: Covered porch; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: Accessible entrance; No fireplace; One living area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $51k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $51k).
• Recommended offer: $49k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#283 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Verden (rural): math 30% / reading 25% proficiency, ranked #290 of 513 in OK (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Verden Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 248 students, 0% FRL); Verden Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 106 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($353 loan paydown + $3k appreciation (5.0% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

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 $49,470 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1960 — 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. 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: 1.81% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.85%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $102,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Highway 62	0.14mi	2/1.5 (+1)	1,133 (+3%)	21mo	$105,000	$93	64

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

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 3.63×
• Total profit: $37,493
• Equity at exit: $28,994

10-year hold

• IRR: 40.7%
• Equity multiple: 7.38×
• Total profit: $91,127
• Equity at exit: $50,116

Cash invested: $14,280 (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 73092

• Home prices YoY: 1.3%
• Active inventory: 2
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$267
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $403

Break-even live

Break-even rent $412

Max offer price $51,000

Occupancy floor 51%

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $51,000 Active 51 DOM
2. 2026-06-17
   days on market $51,000 Active 50 DOM
3. 2026-06-16
   days on market $51,000 Active 49 DOM
4. 2026-06-15
   days on market $51,000 Active 48 DOM
5. 2026-06-13
   days on market $51,000 Active 46 DOM
6. 2026-06-13
   days on market $51,000 Active 45 DOM
7. 2026-06-09
   days on market $51,000 Active 42 DOM
8. 2026-06-08
   days on market $51,000 Active 41 DOM
9. 2026-06-07
   days on market $51,000 Active 40 DOM
10. 2026-06-03
    days on market $51,000 Active 36 DOM
11. 2026-06-02
    days on market $51,000 Active 35 DOM
12. 2026-06-01
    days on market $51,000 Active 34 DOM
13. 2026-05-31
    days on market $51,000 Active 33 DOM
14. 2026-05-16
    price $51,000
15. 2026-04-28
    listed $59,000 Active

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $459 · $38/mo
• Expected delta: +$18/yr (+$1/mo · 4.1%)

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

Climate risk First Street

• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,062
• − Mortgage interest: −$2,857
• − Property taxes: −$441
• − Insurance: −$255
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$1,484
• Taxable income: $4,256
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $3,812/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

This single-family home has a good condition with minimal repairs needed. It's move-in ready with cosmetic updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Verden
• NCES district ID: 4031080
• Math proficiency: 30% ▲ 10.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $46,720
• Composite: 26.76/100
• National rank: #12559
• State rank: #290 of 513 in OK

Livability — Verden

• Score: 61/100
• State rank: #283
• US rank: #17489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Verden, OK
• Population (ZIP): 688

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Native American 7% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 3% Serbian 1% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.03%
• Current HPI: 380.0136
• 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

-13.6% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $51,000 MLSOK
• 2026-04-28 Listed $59,000 MLSOK

Property tax history

+21.6%/yr

Latest (2025): $441 · +41.8% YoY. Source: county tax records.