200 W Quail Dr · New Cordell, OK 73632

$130,000

3 bd · 2.0 ba · 2,091 sqft · SingleFamily public records · 301 Days on market

Built 1977 0.34 ac lot Est $144k · 10% under ↓ 24% since listing

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +12.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• 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

Charming 3 Bed, 2 Bath Home with Bonus Loft and Bonus Room/Sunroom in Peaceful Edge of Town Highly Desired Neighborhood This inviting home offers a functional layout with 3 bedrooms, 2 bathrooms, and a spacious bonus loft—perfect for a home office, playroom, or guest space. The living area features a beautiful fireplace focal wall that adds warmth and character. Home offers two living areas, Dining, Kitchen, 3 Bed, 2 Bath, Bonus/Sunroom and 2 Car Garage. Nestled in a quiet neighborhood on the edge of town, the property offers both privacy and potential. With a few fresh updates, this could be your dream home in the making! Sellers willing to work with buyers on Loan Required Items an

Key facts

• Fireplace focal wall
• Bonus room
• Two living areas

Tags

• BONUS LOFT
• BONUS ROOM
• FIREPLACE FOCAL WALL
• TWO LIVING AREAS
• FRESH UPDATES

Property features AI

Finance

• Other: Vacant and ready for occupancy; Located in Western Heights (Bonham Addition)
• Financial info: Financing options include Cash, Conventional, FHA/VA, Rural Housing Services; Loan qualifying available; Property not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Public utilities; Septic tank
• Home design: Single-family residence; Two levels; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built as existing home
• Exterior features: Covered porch; Interior lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Interior features: Refrigerator included; Combination flooring; Wood-burning fireplace
• Laundry & utility: Inside utility; Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $122k (6.4% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.6% in New Cordell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $899 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 301 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 0.94% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $144,279
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 W Quail Dr	0.20mi	4/3.0 (+1)	2,324 (+11%)	9mo	$160,000	$69	56
517 N West St	0.71mi	3/2.0	2,148 (+3%)	15mo	$55,000	$26	50

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,063
• Equity at exit: $19,383

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,267
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $174

Break-even live

Break-even rent $997

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $247	-5% $210	+0% $174	+5% $137	+10% $100
Rent	-10% $77	-5% $125	+0% $174	+5% $222	+10% $270
Rate	-1.0pp $239	-0.5pp $207	base $174	+0.5pp $140	+1.0pp $106

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $130,000 Active 301 DOM
2. 2026-06-21
   days on market $130,000 Active 300 DOM
3. 2026-06-18
   days on market $130,000 Active 298 DOM
4. 2026-06-17
   days on market $130,000 Active 297 DOM
5. 2026-06-16
   days on market $130,000 Active 296 DOM
6. 2026-06-15
   days on market $130,000 Active 295 DOM
7. 2026-06-13
   statusdays on market $130,000 Active 293 DOM
8. 2026-04-15
   price $130,000
9. 2026-03-20
   price $140,000
10. 2026-01-12
    price $150,000
11. 2025-11-11
    price $155,000
12. 2025-10-11
    price $164,000
13. 2025-09-08
    price $169,000
14. 2025-08-08
    listed $170,000 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: $620 · $52/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$550/yr (+$46/mo · 88.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,599
• − Mortgage interest: −$7,282
• − Property taxes: −$620
• − Insurance: −$650
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,782
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $2,099/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

-23.5% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $130,000 MLSOK
• 2026-03-20 Price Changed $140,000 MLSOK
• 2026-01-12 Price Changed $150,000 MLSOK
• 2025-11-11 Price Changed $155,000 MLSOK
• 2025-10-11 Price Changed $164,000 MLSOK
• 2025-09-08 Price Changed $169,000 MLSOK
• 2025-08-08 Listed $170,000 MLSOK

Property tax history

+2.0%/yr

Latest (2025): $620 · +4.0% YoY. Source: county tax records.