447 N Thompson · Vinita, OK 74301

$110,000

2 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 61 Days on market

Built 1903 8,124 sqft lot Est $144k · 24% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Charming 2 bedroom/2 bath home in the heart of Vinita, ready for it's new owners! Beautiful wooden doors and large living room dining room combo leading into the kitchen. Master bathroom is handicap accessable. Detatched single car garage. Perfect for investors as a rental or first time buyers. Priced to Sell !!!

Key facts

• 8,124 sq ft lot
• Garage
• Built 1903

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch

Interior

• Kitchen: Oven
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood window frames; Laminate counters; No additional interior features listed
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vinita Es (math 33% / reading 18%, grade F, #345 of 845 statewide, top 41%, 595 students, 0% FRL); Ewing Halsell Ms (math 17% / reading 20%, grade F, #182 of 345 statewide, top 53%, 307 students, 0% FRL); Vinita Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 419 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $110k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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. 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: 1.00% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $143,872
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 N Brewer St	0.43mi	2/1.0	1,080 (-4%)	11mo	$138,000	$128	60
500 W Clyde	0.26mi	3/2.0 (+1)	1,236 (+10%)	9mo	$165,000	$133	58
708 N Smith St	0.38mi	3/1.5 (+1)	1,150 (+2%)	22mo	$167,500	$146	53
549 N Adair St N	0.63mi	2/1.0	1,100 (-2%)	21mo	$136,000	$124	46
225 N 2nd	0.50mi	2/1.0	994 (-12%)	11mo	$15,000	$15	44

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: 30.4%
• Equity multiple: 3.39×
• Total profit: $73,710
• Equity at exit: $99,097

10-year hold

• IRR: 26.4%
• Equity multiple: 7.69×
• Total profit: $206,072
• Equity at exit: $213,706

Cash invested: $30,800 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $217

Break-even live

Break-even rent $825

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $280	-5% $249	+0% $217	+5% $186	+10% $155
Rent	-10% $131	-5% $174	+0% $217	+5% $261	+10% $304
Rate	-1.0pp $273	-0.5pp $245	base $217	+0.5pp $189	+1.0pp $160

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S 5th St Vinita, OK	2.0	1.0	970	$1,100	$1.13	0d	1	0.90mi

Listing history 26 events

1. 2026-06-22
   days on market $110,000 Active 61 DOM
2. 2026-06-21
   days on market $110,000 Active 60 DOM
3. 2026-06-21
   days on market $110,000 Active 59 DOM
4. 2026-06-18
   days on market $110,000 Active 57 DOM
5. 2026-06-17
   days on market $110,000 Active 56 DOM
6. 2026-06-16
   days on market $110,000 Active 55 DOM
7. 2026-06-15
   days on market $110,000 Active 54 DOM
8. 2026-06-13
   days on market $110,000 Active 52 DOM
9. 2026-06-12
   days on market $110,000 Active 51 DOM
10. 2026-06-09
    days on market $110,000 Active 48 DOM
11. 2026-06-08
    days on market $110,000 Active 47 DOM
12. 2026-06-08
    days on market $110,000 Active 46 DOM
13. 2026-06-07
    days on market $110,000 Active 45 DOM
14. 2026-06-04
    days on market $110,000 Active 42 DOM
15. 2026-06-02
    days on market $110,000 Active 41 DOM
16. 2026-06-01
    days on market $110,000 Active 40 DOM
17. 2026-05-31
    days on market $110,000 Active 39 DOM
18. 2026-04-22
    price $110,000
19. 2026-04-22
    listed $11,000 Active
20. 2025-03-05
    historical
21. 2024-10-03
    price $135,000
22. 2024-09-05
    listed $140,000 Active
23. 2020-03-26
    soldstatus $48,000
24. 2020-03-23
    soldstatus $47,700 314-char remark

    Show marketing remark (314 chars)

    Charming 2 bedroom/2 bath home in the heart of Vinita, ready for it's new owners! Beautiful wooden doors and large living room dining room combo leading into the kitchen. Master bathroom is handicap accessable. Detatched single car garage. Perfect for investors as a rental or first time buyers. Priced to Sell !!!

25. 2019-10-15
    listed $52,000 314-char remark

    Show marketing remark (314 chars)

    Charming 2 bedroom/2 bath home in the heart of Vinita, ready for it's new owners! Beautiful wooden doors and large living room dining room combo leading into the kitchen. Master bathroom is handicap accessable. Detatched single car garage. Perfect for investors as a rental or first time buyers. Priced to Sell !!!

26. 2001-12-10
    soldstatus $20,500

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$644/yr (+$54/mo · 186.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,162
• − Property taxes: −$346
• − Insurance: −$550
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,200
• Taxable income: $830
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $2,411/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+436.6% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $110,000 MLS Technology, Inc.
• 2026-04-22 Listed $11,000 MLS Technology, Inc.
• 2025-03-05 Listing Removed — MLS Technology, Inc.
• 2024-10-03 Price Changed $135,000 MLS Technology, Inc.
• 2024-09-05 Listed $140,000 MLS Technology, Inc.
• 2020-03-26 Sold (Public Records) $48,000 Public Records
• 2020-03-23 Sold (MLS) $47,700 MLS Technology, Inc.
• 2019-10-15 Listed $52,000 MLS Technology, Inc.
• 2001-12-10 Sold (Public Records) $20,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $346 · -15.4% YoY. Source: county tax records.