101 Mimosa St · New Cordell, OK 73632

$135,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 93 Days on market

Built 1966 8,625 sqft lot Est $139k · at est.

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Why this score? — see what drove the D+ 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 +17.6/30.0
• ARV discount +8.8/15.0
• DSCR +5.5/10.0
• 1% rule +3.5/10.0
• 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

Welcome to this beautifully updated brick home situated on a spacious corner lot in Cordell, Oklahoma. This charming 2 bedroom, 2 bathroom home has been remodeled and is truly move-in ready. Recent updates include a new roof, new windows, and new interior finishes throughout. The home features a bright and open layout with large living room windows that bring in wonderful natural light and create a welcoming atmosphere. The kitchen offers a clean, modern feel with updated flooring and plenty of cabinet space, making it both functional and inviting. Outside, you’ll love the convenience of the concrete wraparound driveway, attached garage, and additional carport/shed for extra parking o

Key facts

• Bright open layout
• Updated brick home
• Spacious corner lot

Tags

• UPDATED BRICK HOME
• SPACIOUS CORNER LOT
• NEW ROOF
• NEW WINDOWS
• NEW INTERIOR FINISHES
• BRIGHT OPEN LAYOUT

Property features AI

Finance

• Other: Homestead status: no; Storm shelter located on garage floor and below ground; Legal addition: Hilcrest; Property level: One
• Financial info: Assumable loan: unknown; Loan qualification: unknown; Annual tax amount listed
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One-level entry; Residential property
• Construction: Brick and frame construction; Composition roof (new 2025); Combination foundation; Existing property
• Exterior features: Covered patio; Outbuilding(s); Workshop; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas cooling/heating
• Interior features: One living area; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (14.6% below list).
• Recommended offer: $115k (14.6% below list) — sets the bar for 1% rule.

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 Jhs (math 32% / reading 22%, grade F, #72 of 345 statewide, top 22%, 137 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $135k implies a 229% gain — meaningful room to come down on a strong offer.

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 $115,352 (14.6% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $139,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1623 Crestview Dr	0.22mi	3/2.0	1,480 (+2%)	10mo	$155,000	$105	78
1600 Crestview Dr	0.12mi	3/2.0	1,302 (-10%)	6mo	$125,000	$96	72
1311 N College St	0.24mi	3/2.0	1,356 (-6%)	12mo	$75,000	$55	68
11775 N 2240 Rd	0.33mi	3/2.0	1,568 (+8%)	6mo	$155,000	$99	65
1306 N Market St	0.23mi	3/2.0	1,529 (+6%)	23mo	$133,000	$87	61
401 E 14th St	0.31mi	3/2.0	1,350 (-7%)	16mo	$400,000	$296	61
1625 Crestview Dr	0.21mi	3/1.5	1,565 (+8%)	18mo	$170,000	$109	60
1205 N Grant St	0.41mi	3/2.0	1,544 (+7%)	19mo	$71,500	$46	54
1109 N College St	0.37mi	3/2.0	1,613 (+11%)	12mo	$160,000	$99	54
708 W 12th St	0.56mi	3/1.0	1,262 (-13%)	2mo	$90,000	$71	47
700 E 10th St	0.74mi	3/2.0	1,558 (+8%)	22mo	$150,000	$96	34
621 N Temple St	0.70mi	3/3.0	1,620 (+12%)	18mo	$85,000	$52	28

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-15,186
• Equity at exit: $20,129

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,779
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $106

Break-even live

Break-even rent $1,019

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $182	-5% $144	+0% $106	+5% $68	+10% $30
Rent	-10% $15	-5% $60	+0% $106	+5% $152	+10% $197
Rate	-1.0pp $174	-0.5pp $140	base $106	+0.5pp $71	+1.0pp $35

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 93 DOM
2. 2026-06-21
   days on market $135,000 Active 92 DOM
3. 2026-06-18
   days on market $135,000 Active 90 DOM
4. 2026-06-17
   days on market $135,000 Active 89 DOM
5. 2026-06-16
   days on market $135,000 Active 88 DOM
6. 2026-06-15
   days on market $135,000 Active 87 DOM
7. 2026-06-13
   days on market $135,000 Active 85 DOM
8. 2026-06-12
   days on market $135,000 Active 84 DOM
9. 2026-06-09
   days on market $135,000 Active 81 DOM
10. 2026-06-08
    days on market $135,000 Active 80 DOM
11. 2026-06-08
    days on market $135,000 Active 79 DOM
12. 2026-06-07
    days on market $135,000 Active 78 DOM
13. 2026-06-04
    days on market $135,000 Active 75 DOM
14. 2026-06-02
    days on market $135,000 Active 74 DOM
15. 2026-06-01
    days on market $135,000 Active 73 DOM
16. 2026-05-31
    days on market $135,000 Active 72 DOM
17. 2026-03-20
    listed $153,000 Active
18. 2003-10-17
    soldstatus $41,000

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$722/yr (+$60/mo · 146.5%)

ⓘ 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: $13,842
• − Mortgage interest: −$7,562
• − Property taxes: −$493
• − Insurance: −$675
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,927
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,519/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

+273.2% since first listed

2 events — show timeline

• 2026-03-20 Listed $153,000 MLSOK
• 2003-10-17 Sold (Public Records) $41,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $493 · +29.1% YoY. Source: county tax records.