120 N Main St

Verden, OK 73092

$51,000B+

1 bd · 1.0 ba · 1,100 sqft · Built 1960 · SingleFamily · Active · 51 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $922/mo
• Mortgage (P&I): −$267
• Tax + insurance: −$58
• HOA: −$0
• Vac / Maint / Mgmt: −$194
• Net cashflow: $403/mo
• Annual: $4,833/yr
• Cap rate: 15.77%
• Cash-on-cash: 33.85%
• DSCR: 2.51
• 1% rule: 1.81%
• Cash to close: $14,280

Investor read

• This is a 1-bed/1.0-bath single-family listed at $51k. Condition is rated good.
• 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).
• It's been on market 51 days — a 3% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $49k (3.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($353 loan paydown + $3k appreciation (5.0% local appreciation)).
• 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).
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.