417 N Washington St · Hobart, OK 73651

$108,600

3 bd · 2.0 ba · 1,411 sqft · SingleFamily public records · 286 Days on market

Built 1954 7,501 sqft lot Est $83k · 30% over

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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 +26.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +6.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this delightful 3 bedroom, 2 bathroom home with a spacious 1,411 square feet of living space. The inviting living room, dining room, and kitchen are designed for modern family living, featuring many windows with natural light. The flooring is a blend of carpet and tile. This home has a newer HVAC system, replaced within the last two years. The home is nestled in a quiet safe neighborhood, where you will see kids riding bikes and people walking their dogs. There are several mature trees around the property providing extra privacy. It is conveniently located within walking distance to all public schools, this property is a must-see!

Key facts

• Newer hvac system
• Mature trees
• 7,501 sq ft lot

Tags

• NEWER HVAC SYSTEM
• QUIET SAFE NEIGHBORHOOD
• MATURE TREES

Property features AI

Finance

• Other: Occupied by owner; No storm shelter; No home warranty
• Financial info: Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required (per listing); Existing property (not new construction)
• Home design: Single-family residence; One level; Residential property
• Construction: Vinyl siding; Shingle roof; Post-tension foundation
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Built-in range (electric); Built-in oven (electric)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Carpet and tile flooring; No fireplace; Single living area; One dining area
• Laundry & utility: Post-tension foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#627 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, amenities F, commute F.
• Hobart (town): math 23% / reading 28% proficiency, ranked #110 of 270 in OK (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hobart Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 366 students, 0% FRL); Hobart Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 197 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($751 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,568 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 1954 — 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 F-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. Crime grade is D 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. 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: 1.15% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $83,249
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 N Broadway	0.22mi	3/2.0	1,407 (-0%)	6mo	$115,000	$82	84
215 N Washington	0.19mi	3/2.0	1,416 (+0%)	9mo	$139,500	$99	83
415 N Hitchcock St	0.38mi	3/1.0	1,372 (-3%)	6mo	$5,000	$4	69
326 N Washington St	0.09mi	3/2.0	1,523 (+8%)	18mo	$83,100	$55	68
512 N Randlett St	0.21mi	3/1.0	1,248 (-12%)	11mo	$115,000	$92	58
325 W Dogwood St	0.18mi	2/1.0 (-1)	1,246 (-12%)	9mo	$73,000	$59	56
118 S Hitchcock St	0.49mi	3/1.0	1,456 (+3%)	20mo	$11,666	$8	51
309 N Stephens St	0.53mi	3/2.0	1,520 (+8%)	24mo	$48,000	$32	43
229 S Hill St	0.49mi	2/1.0 (-1)	1,254 (-11%)	15mo	$45,000	$36	37
200 S Pueblo Ave	0.68mi	3/2.0	1,232 (-13%)	19mo	$100,000	$81	31

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: 32.7%
• Equity multiple: 3.56×
• Total profit: $77,756
• Equity at exit: $97,835

10-year hold

• IRR: 28.2%
• Equity multiple: 8.05×
• Total profit: $214,293
• Equity at exit: $210,986

Cash invested: $30,408 (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 73651

• Home prices YoY: 8.0%
• Active inventory: 52
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$570
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $292

Break-even live

Break-even rent $874

Max offer price $108,600

Occupancy floor 71%

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: $27,150
• Closing costs: $3,258
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-02
   days on market $108,600 Active 286 DOM
2. 2026-06-01
   days on market $108,600 Active 285 DOM
3. 2026-05-31
   days on market $108,600 Active 284 DOM
4. 2026-02-13
   status Active
5. 2026-02-04
   status Pending
6. 2026-01-10
   status Active
7. 2026-01-09
   historical
8. 2025-11-18
   price $108,600
9. 2025-09-21
   price $112,000
10. 2025-08-10
    listed $115,000 Active
11. 2023-06-29
    soldstatus $80,000
12. 2022-03-16
    soldstatus $76,000
13. 2016-06-30
    soldstatus $87,000

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $977 · $81/mo
• Expected delta: +$72/yr (+$6/mo · 8.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $14,926
• − Mortgage interest: −$6,083
• − Property taxes: −$905
• − Insurance: −$543
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,159
• Taxable income: $1,848
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,066/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: Hobart
• NCES district ID: 4014700
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $36,779
• Composite: 21.2/100
• National rank: #8417
• State rank: #110 of 270 in OK

Livability — Hobart

• Score: 53/100
• State rank: #627
• US rank: #24677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hobart, OK
• City population: 4,070
• Population (ZIP): 4,070

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 10% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 8% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · Spanish 10%

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: ▲ 11.68%
• Current HPI: 158.6311
• 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

+24.8% since first listed

10 events — show timeline

• 2026-02-13 Relisted — MLSOK
• 2026-02-04 Pending — MLSOK
• 2026-01-10 Relisted — MLSOK
• 2026-01-09 Listing Removed — MLSOK
• 2025-11-18 Price Changed $108,600 MLSOK
• 2025-09-21 Price Changed $112,000 MLSOK
• 2025-08-10 Listed $115,000 MLSOK
• 2023-06-29 Sold (Public Records) $80,000 Public Records
• 2022-03-16 Sold (Public Records) $76,000 Public Records
• 2016-06-30 Sold (Public Records) $87,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $905 · -8.7% YoY. Source: county tax records.