12931 N 2910 Rd · Hennessey, OK 73742

$98,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 280 Days on market

Built 1940 4.05 ac lot

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Here is a little farm located in Dover Oklahoma. The home is a 3/1 with 1,560 sqft. Enjoy the 4.05 acres of completely fenced yard and the peace and simplicity of country living!

Key facts

• Country living
• Fenced yard
• 4.05 acres

Tags

• FENCED YARD
• COUNTRY LIVING
• 4.05 ACRES

Property features AI

Finance

• Other: Vacant and available; Located on approximately 4.05 acres
• Financial info: Sold as-is; cash offers accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Propane; Septic tank
• Home design: Single-family residence; One-story; North-facing; Residential property
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Homestead eligible
• Exterior features: Covered patio; Metal fencing; Pasture/Ranch lot setting

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heat
• Interior features: One living area; One dining area; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#32 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities F.
• Dover (rural): math 20% / reading 25% proficiency, ranked #356 of 513 in OK (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dover Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 119 students, 0% FRL); Dover Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 52 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 39 units permitted in Kingfisher County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($678 loan paydown + $4k appreciation (4.0% local appreciation)).
• Kingfisher County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $98k implies a 880% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 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 1940 — 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: 1.19% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.39×
• Total profit: $38,278
• Equity at exit: $49,431

10-year hold

• IRR: 23.5%
• Equity multiple: 4.65×
• Total profit: $100,157
• Equity at exit: $80,645

Cash invested: $27,440 (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 73742

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $337

Break-even live

Break-even rent $741

Max offer price $98,000

Occupancy floor 66%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $98,000 Active 280 DOM
2. 2026-06-17
   days on market $98,000 Active 279 DOM
3. 2026-06-16
   days on market $98,000 Active 278 DOM
4. 2026-06-15
   days on market $98,000 Active 277 DOM
5. 2026-06-13
   days on market $98,000 Active 275 DOM
6. 2026-06-12
   days on market $98,000 Active 274 DOM
7. 2026-06-09
   days on market $98,000 Active 271 DOM
8. 2026-06-08
   days on market $98,000 Active 270 DOM
9. 2026-06-08
   days on market $98,000 Active 269 DOM
10. 2026-06-05
    days on market $98,000 Active 267 DOM
11. 2026-06-04
    days on market $98,000 Active 265 DOM
12. 2026-06-02
    days on market $98,000 Active 264 DOM
13. 2026-06-01
    days on market $98,000 Active 263 DOM
14. 2026-05-31
    days on market $98,000 Active 262 DOM
15. 2026-05-15
    price $98,000
16. 2026-02-28
    status Active
17. 2026-02-16
    status Pending
18. 2025-11-25
    price $114,000
19. 2025-08-30
    listed $120,000 Active
20. 1994-01-21
    soldstatus $10,000

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: +$516/yr (+$43/mo · 141.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,010
• − Mortgage interest: −$5,490
• − Property taxes: −$366
• − Insurance: −$490
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,851
• Taxable income: $2,572
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,427/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: Dover
• NCES district ID: 4010050
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $50,870
• Composite: 23.2/100
• National rank: #13325
• State rank: #356 of 513 in OK

Livability — Hennessey

• Score: 71/100
• State rank: #32
• US rank: #6989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,808

Population outlook (Kingfisher County) Hauer SSP2

• Today (2025): 16,635 people
• By 2030: 17,167 · +3.2%
• By 2040: 18,317 · +10.1%
• By 2050: 19,454 · +16.9%
• By 2075: 23,115 · +39.0%
• By 2100: 25,758 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 36% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 4% Serbian 3% Iranian 2%
• Foreign-born: 18% · Canada
• Languages at home: 73% English-only · Spanish 25% German/W. Germanic 1%

Political lean MEDSL · Kingfisher

• 2024 margin: Solid R (+71.4) · D 13.7% · R 85.1% · Other 1.3%
• 2008→2024 swing: -3.0pp toward R · 2008: -68.4pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+72.2 2016: R+71.3 2012: R+68.5 2008: R+68.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.96%
• Current HPI: 356.8932
• 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

+880.0% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $98,000 MLSOK
• 2026-02-28 Relisted — MLSOK
• 2026-02-16 Pending — MLSOK
• 2025-11-25 Price Changed $114,000 MLSOK
• 2025-08-30 Listed $120,000 MLSOK
• 1994-01-21 Sold (Public Records) $10,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $366 · +13.3% YoY. Source: county tax records.