319 E 5th St · Helena, OK 73741

$140,000

4 bd · 2.0 ba · 2,895 sqft · SingleFamily public records · 283 Days on market

Built 1956 0.56 ac lot

---

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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Appreciation +3.7/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 4-Bedroom Home on 7 Lots in Helena, OK! Discover the potential of this two-story home offering 2,205 square feet of living space and plenty of room to spread out—both inside and out. Featuring 4 bedrooms and 2 full bathrooms, this home includes three living areas, with one located upstairs along with two bedrooms and a full bath. The home has had a head start on updates, giving you the opportunity to finish it with your personal touch and style. With generous square footage, this property offers flexibility for large gatherings, home offices, or multi-generational living. Outside, the property spans 7 full lots, providing ample yard space for gardening, recreation, or futu

Key facts

• 200 square foot shop
• Two story home
• Three living areas

Tags

• TWO STORY HOME
• THREE LIVING AREAS
• AMPLE YARD SPACE
• 200 SQUARE FOOT SHOP

Property features AI

Finance

• Other: Vacant and ready for occupancy; Corporate approval required for sale
• Financial info: Accepts cash and conventional financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 2-car garage
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; Residential property; Two levels; Existing property; Located in Helena Original addition
• Construction: Brick and frame construction; Composition roof; Combination foundation; Built previously (existing)
• Exterior features: Covered porch; Porch; Outbuildings; Interior lot

Interior

• Bedrooms: Four bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central gas heating
• Interior features: Three living areas; Inside utility; Covered porch and porch; Outbuildings
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (3.0% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#69 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Timberlake (rural): math 45% / reading 30% proficiency, ranked #130 of 513 in OK (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timberlake Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 208 students, 0% FRL); Timberlake Hs (math 50% / reading 30%, grade F, #25 of 447 statewide, top 8%, 68 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alfalfa County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1956 — 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: 0.97% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,630
• Equity at exit: $23,068

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $9,621
• Equity at exit: $15,906

Cash invested: $39,200 (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 73741

• Home prices YoY: -2.2%
• Active inventory: 3
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $189

Break-even live

Break-even rent $1,119

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $268	-5% $228	+0% $189	+5% $149	+10% $110
Rent	-10% $82	-5% $135	+0% $189	+5% $242	+10% $296
Rate	-1.0pp $259	-0.5pp $224	base $189	+0.5pp $153	+1.0pp $116

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-02-17
   price $140,000
3. 2025-12-16
   price $169,000
4. 2025-07-17
   listed $180,000 Active
5. 2023-06-02
   soldstatus $85,000
6. 2022-09-12
   soldstatus $85,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$162/yr (+$14/mo · 14.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,296
• − Mortgage interest: −$7,842
• − Property taxes: −$1,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,073
• Taxable loss: −$24
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,271/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: Timberlake
• NCES district ID: 4000013
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $46,887
• Composite: 34.68/100
• National rank: #10064
• State rank: #130 of 513 in OK

Livability — Helena

• Score: 68/100
• State rank: #69
• US rank: #9674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena, OK
• Population (ZIP): 1,595

Population outlook (Alfalfa County) Hauer SSP2

• Today (2025): 6,473 people
• By 2030: 6,888 · +6.4%
• By 2040: 7,852 · +21.3%
• By 2050: 9,078 · +40.2%
• By 2075: 11,842 · +82.9%
• By 2100: 12,675 · +95.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 60% Two or more races 16% Black 11% Native American 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Alfalfa

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.5%
• 2008→2024 swing: -10.4pp toward R · 2008: -66.2pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+77.2 2016: R+76.0 2012: R+69.4 2008: R+66.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.65%
• Current HPI: 117.2936
• 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

+64.7% since first listed

6 events — show timeline

• 2026-04-27 Pending — MLSOK
• 2026-02-17 Price Changed $140,000 MLSOK
• 2025-12-16 Price Changed $169,000 MLSOK
• 2025-07-17 Listed $180,000 MLSOK
• 2023-06-02 Sold (Public Records) $85,000 Public Records
• 2022-09-12 Sold (Public Records) $85,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,098 · +4.8% YoY. Source: county tax records.