820 Washington Ave · Mountain View, OK 73062

$141,900

2 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 321 Days on market

Built 1963 7,876 sqft lot

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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 +13.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cute home has 2 bedrooms, 2 full bathrooms, 2 living areas, one with a stone fireplace, it has an eat-in kitchen with built in oven and built in stove top. There is a breakfast bar. There are washer and dryer hookups. This listing comes with a 2 bay attached garage and a 2 bay attached carport. There is a separate barn/workshop with concrete floors and metal exterior. There is a flagstone patio in the backyard with a storage building.

Key facts

• Updated cabinets
• Large metal barn
• New appliances

Tags

• CORNER LOT
• STONE WOODBURNING FIREPLACE
• BREAKFAST BAR
• UPDATED CABINETS
• NEW APPLIANCES
• LARGE METAL BARN

Property features AI

Finance

• Other: Homestead exemption indicated
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Electricity available
• Home design: Single family residence; One level; South-facing; Residential property
• Construction: Brick and frame construction; Composition roof (replaced 2022); Conventional foundation
• Exterior features: Covered porch; Open patio; Porch; Fire pit; Outdoor storage; Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating; Zoned cooling
• Interior features: Wood-burning fireplace; Dishwasher, Disposal, Water heater
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $-7 ($-88/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (25.2% below list).
• Recommended offer: $106k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#199 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Mountain View-Gotebo (rural): math 50% / reading 45% proficiency, ranked #45 of 513 in OK (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View-Gotebo Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 202 students, 0% FRL); Mountain View-Gotebo Hs (math 10% / reading 24%, grade F, #309 of 447 statewide, top 70%, 66 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 27% at this address vs 48% district-wide (-20 pts) — the specific schools serving this property underperform the Mountain View-Gotebo average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $15k of equity ($981 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $37k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $142k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $106,071 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $85,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
845 N Washington Ave	0.05mi	2/2.0	1,580 (+11%)	10mo	$95,000	$60	71
624 Randlett Ave	0.25mi	3/2.0 (+1)	1,248 (-12%)	15mo	$75,000	$60	51

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $76,750
• Equity at exit: $127,835

10-year hold

• IRR: 21.4%
• Equity multiple: 6.69×
• Total profit: $226,249
• Equity at exit: $275,680

Cash invested: $39,732 (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 73062

• Home prices YoY: 5.2%
• Active inventory: 3
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$744
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-7

Break-even live

Break-even rent $1,070

Max offer price $140,610

Occupancy floor 96%

Sensitivity live

Price	-10% $73	-5% $33	+0% $-7	+5% $-47	+10% $-88
Rent	-10% $-91	-5% $-49	+0% $-7	+5% $35	+10% $76
Rate	-1.0pp $64	-0.5pp $29	base $-7	+0.5pp $-44	+1.0pp $-81

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: $35,475
• Closing costs: $4,257
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-03
   days on market $141,900 Active 321 DOM
2. 2026-06-02
   days on market $141,900 Active 320 DOM
3. 2026-06-01
   days on market $141,900 Active 319 DOM
4. 2026-05-31
   days on market $141,900 Active 318 DOM
5. 2026-05-30
   days on market $141,900 Active 317 DOM
6. 2026-05-15
   price $141,900
7. 2026-04-06
   price $149,900
8. 2026-02-13
   price $154,000
9. 2025-09-24
   price $159,000
10. 2025-08-18
    price $175,000
11. 2025-07-17
    listed $179,000 Active
12. 2025-03-21
    soldstatus $50,000
13. 2019-06-18
    soldstatus $30,000 448-char remark

    Show marketing remark (448 chars)

    This cute home has 2 bedrooms, 2 full bathrooms, 2 living areas, one with a stone fireplace, it has an eat-in kitchen with built in oven and built in stove top. There is a breakfast bar. There are washer and dryer hookups. This listing comes with a 2 bay attached garage and a 2 bay attached carport. There is a separate barn/workshop with concrete floors and metal exterior. There is a flagstone patio in the backyard with a storage building.

14. 2019-02-09
    listed $37,000 448-char remark

    Show marketing remark (448 chars)

    This cute home has 2 bedrooms, 2 full bathrooms, 2 living areas, one with a stone fireplace, it has an eat-in kitchen with built in oven and built in stove top. There is a breakfast bar. There are washer and dryer hookups. This listing comes with a 2 bay attached garage and a 2 bay attached carport. There is a separate barn/workshop with concrete floors and metal exterior. There is a flagstone patio in the backyard with a storage building.

15. 2019-02-09
    historical

    Show marketing remark (448 chars)

    This cute home has 2 bedrooms, 2 full bathrooms, 2 living areas, one with a stone fireplace, it has an eat-in kitchen with built in oven and built in stove top. There is a breakfast bar. There are washer and dryer hookups. This listing comes with a 2 bay attached garage and a 2 bay attached carport. There is a separate barn/workshop with concrete floors and metal exterior. There is a flagstone patio in the backyard with a storage building.

16. 2018-02-16
    listed $37,000
17. 2018-02-08
    historical
18. 2017-02-09
    listed $47,000
19. 2017-02-04
    historical
20. 2016-08-11
    listed $55,000
21. 2011-06-02
    soldstatus $30,000

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$773/yr (+$64/mo · 153.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,729
• − Mortgage interest: −$7,949
• − Property taxes: −$504
• − Insurance: −$710
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$4,128
• Taxable loss: −$2,598
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $536/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: Mountain View-Gotebo
• NCES district ID: 4029886
• Math proficiency: 50% ▲ 20.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $41,057
• Composite: 41.99/100
• National rank: #7086
• State rank: #45 of 513 in OK

Livability — Mountain View

• Score: 63/100
• State rank: #199
• US rank: #15051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, OK
• Population (ZIP): 1,077

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 15% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Portuguese 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.99%
• Current HPI: 262.3324
• 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

+373.0% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $141,900 MLSOK
• 2026-04-06 Price Changed $149,900 MLSOK
• 2026-02-13 Price Changed $154,000 MLSOK
• 2025-09-24 Price Changed $159,000 MLSOK
• 2025-08-18 Price Changed $175,000 MLSOK
• 2025-07-17 Listed $179,000 MLSOK
• 2025-03-21 Sold (Public Records) $50,000 Public Records
• 2019-06-18 Sold (MLS) $30,000 MLSOK
• 2019-02-09 Listing Removed — MLSOK
• 2019-02-09 Listed $37,000 MLSOK
• 2018-02-16 Listed $37,000 MLSOK
• 2018-02-08 Listing Removed — MLSOK
• 2017-02-09 Listed $47,000 MLSOK
• 2017-02-04 Listing Removed — MLSOK
• 2016-08-11 Listed $55,000 MLSOK
• 2011-06-02 Sold (Public Records) $30,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $504 · +4.8% YoY. Source: county tax records.