820 Washington Ave

Mountain View, OK 73062

$141,900D+

2 bd · 2.0 ba · 1,420 sqft · Built 1963 · SingleFamily · Active · 321 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,061/mo
• Mortgage (P&I): −$744
• Tax + insurance: −$101
• HOA: −$0
• Vac / Maint / Mgmt: −$223
• Net cashflow: $-7/mo
• Annual: $-88/yr
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• 1% rule: 0.75%
• Cash to close: $39,732

Investor read

• This is a 2-bed/2.0-bath single-family listed at $142k.
• 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).
• It's been on market 321 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $106k (25.2% below list) — sets the bar for 1% rule.
• In year one you build about $15k of equity ($981 loan paydown + $14k appreciation (10.0% local appreciation)).
• 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.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.