208 E Broadway Ave · Kingfisher, OK 73750

$160,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 46 Days on market

Built 1930 5,249 sqft lot Est $141k · 13% over

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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 +14.8/30.0
• DSCR +4.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON MARKET at no fault of the sellers!! SCHEDULE YOUR SHOWING TODAY!! Charming 2 bed, 2 bath home with thoughtful updates throughout! Features spacious bedrooms, a designated laundry area, and spray foam insulation for energy efficiency. Includes a 1-car attached garage and alley access to the backyard and garage with a privacy fence. Interior highlights include a walk-in pantry, stainless steel appliances, and granite countertops. Convenient location with easy access to Hwy 81 & Hwy 33 and within walking distance to downtown Kingfisher. Schedule your showing today!!

Key facts

• Granite countertops
• Walk-in pantry
• 5,249 sq ft lot

Tags

• DESIGNATED LAUNDRY AREA
• SPRAY FOAM INSULATION
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• EASY ACCESS TO HWY 81

Property features AI

Finance

• Other: Located in Allen-Byram addition
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead exempt (yes)
• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Frame and stucco construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Interior lot; Below-ground storm shelter

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spray foam insulation; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $45 ($538/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 $130k (18.8% below list).
• Recommended offer: $130k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.1% in Kingfisher — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#194 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Kingfisher (town): math 34% / reading 41% proficiency, ranked #23 of 270 in OK (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gilmour Es (267 students, 0% FRL); Kingfisher Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 386 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 39 units permitted in Kingfisher County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kingfisher County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $130,000 (18.8% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $141,120
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 E Don Blanding Ave	0.16mi	2/1.0	984 (-2%)	15mo	$105,000	$107	76
308 E Broadway Ave	0.08mi	2/1.0	1,078 (+7%)	10mo	$155,000	$144	76
216 E Fay Ave	0.58mi	2/1.0	936 (-7%)	8mo	$30,000	$32	54
723 S 3rd St	0.53mi	2/2.0	896 (-11%)	1mo	$125,000	$140	52
615 S 9th St	0.52mi	2/1.0	876 (-13%)	9mo	$127,500	$146	47
723 S 9th St	0.59mi	2/1.0	1,147 (+14%)	7mo	$135,000	$118	44
214 W Locust Ave	0.68mi	3/2.0 (+1)	1,051 (+4%)	19mo	$149,000	$142	36
910 S 10th St	0.74mi	3/2.0 (+1)	1,152 (+14%)	2mo	$161,500	$140	31

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-23,126
• Equity at exit: $23,857

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-16,688
• Equity at exit: $13,834

Cash invested: $44,800 (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 73750

• Home prices YoY: -8.3%
• Active inventory: 83
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $45

Break-even live

Break-even rent $1,243

Max offer price $160,000

Occupancy floor 92%

Sensitivity live

Price	-10% $135	-5% $90	+0% $45	+5% $0	+10% $-46
Rent	-10% $-58	-5% $-6	+0% $45	+5% $96	+10% $148
Rate	-1.0pp $125	-0.5pp $86	base $45	+0.5pp $3	+1.0pp $-39

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 S 13th St Kingfisher, OK	3.0	2.0	1427	$1,300	$0.91	19d	1	0.86mi

Listing history 14 events

1. 2026-06-18
   days on market $160,000 Active 46 DOM
2. 2026-06-17
   days on market $160,000 Active 45 DOM
3. 2026-06-16
   days on market $160,000 Active 44 DOM
4. 2026-06-15
   days on market $160,000 Active 43 DOM
5. 2026-06-13
   days on market $160,000 Active 41 DOM
6. 2026-06-12
   remarks 579-char remark
7. 2026-06-12
   statusdays on market $160,000 Active 40 DOM
8. 2026-06-08
   statusdays on market $160,000 Pending 39 DOM
9. 2026-06-05
   days on market $160,000 Active 38 DOM
10. 2026-06-04
    days on market $160,000 Active 36 DOM
11. 2026-06-02
    days on market $160,000 Active 35 DOM
12. 2026-06-01
    days on market $160,000 Active 34 DOM
13. 2026-05-31
    days on market $160,000 Active 33 DOM
14. 2026-04-28
    listed $160,000 Active

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$523/yr (+$44/mo · 57.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,600
• − Mortgage interest: −$8,962
• − Property taxes: −$917
• − Insurance: −$800
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,655
• Taxable loss: −$2,230
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $1,074/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: Kingfisher
• NCES district ID: 4016560
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $55,259
• Composite: 32.9/100
• National rank: #5605
• State rank: #23 of 270 in OK

Livability — Kingfisher

• Score: 63/100
• State rank: #194
• US rank: #14896

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: Kingfisher, OK
• City population: 7,078
• Population (ZIP): 7,078

Population outlook (Kingfisher County) Hauer SSP2

• Today (2025): 16,635 people
• By 2030: 17,167 · +3.2%
• By 2040: 18,317 · +10.1%
• By 2050: 19,454 · +16.9%
• By 2075: 23,115 · +39.0%
• By 2100: 25,758 · +54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 14% Two or more races 10% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Lithuanian 2% Serbian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Kingfisher

• 2024 margin: Solid R (+71.4) · D 13.7% · R 85.1% · Other 1.3%
• 2008→2024 swing: -3.0pp toward R · 2008: -68.4pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+72.2 2016: R+71.3 2012: R+68.5 2008: R+68.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.01%
• Current HPI: 286.0195
• 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

1 event — show timeline

• 2026-04-28 Listed $160,000 MLSOK

Property tax history

+24.4%/yr

Latest (2025): $917 · +18.6% YoY. Source: county tax records.