307 SW Burt St · Minco, OK 73059

$105,000

2 bd · 1.0 ba · 1,491 sqft · SingleFamily public records · 83 Days on market

Built 1940 8,398 sqft lot Est $189k · 45% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Appreciation +10.0/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Charming older home with lots of possibilities...10' ceiling, wide door and window trim, wrap-a-round porch & more. Also, has nice attic area that could be opened for additional living area. If you love the yester-years, this is one for you !!!!

Key facts

• Wood floors
• Extra storage
• 8,398 sq ft lot

Tags

• DETACHED GARAGE APARTMENT
• WOOD FLOORS
• EXTRA STORAGE

Property features AI

Finance

• Financial info: Sold/Offered as-is; cash and conventional financing accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One story; North-facing; Residential property
• Construction: Brick and frame construction; Composition roof (replaced/updated 2011); Combination foundation
• Exterior features: Covered patio; Covered porch; Outbuildings; Workshop; Chain-link fencing; Below-ground storm shelter

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Two living areas; Dining area; Study; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-51 ($-613/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (28.6% below list).
• Recommended offer: $75k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#290 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: employment D+, amenities F, commute F.
• Minco (rural): math 22% / reading 32% proficiency, ranked #81 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Minco Es (math 22% / reading 32%, grade F, #311 of 845 statewide, top 40%, 245 students, 0% FRL); Minco Ms (math 22% / reading 32%, grade F, #72 of 345 statewide, top 22%, 131 students, 0% FRL); Minco Hs (math 24% / reading 34%, grade F, #96 of 447 statewide, top 26%, 187 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (9.9% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $32k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $105k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000 (28.6% below list)

Questions for the listing agent

1. 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?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.71% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $189,357
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 NW Belle St	0.18mi	2/1.0	1,354 (-9%)	7mo	$180,000	$133	70
105 NW 7th St	0.29mi	3/2.0 (+1)	1,576 (+6%)	1mo	$222,000	$141	68
103 SW 4 St	0.07mi	3/2.0 (+1)	1,376 (-8%)	9mo	$150,000	$109	67
403 NW 3rd St	0.34mi	2/1.5	1,344 (-10%)	11mo	$95,000	$71	57
601 NW 3rd St	0.46mi	3/2.0 (+1)	1,349 (-10%)	5mo	$80,000	$59	50
908 SW South St	0.46mi	3/1.5 (+1)	1,304 (-12%)	4mo	$165,000	$127	48
211 NW 6th St	0.29mi	3/3.0 (+1)	1,697 (+14%)	5mo	$274,000	$161	46
403 NW Campbell St	0.37mi	3/1.5 (+1)	1,614 (+8%)	22mo	$150,000	$93	44
308 NW 2nd St	0.32mi	3/2.0 (+1)	1,670 (+12%)	22mo	$205,000	$123	38
707 SW 10th St	0.64mi	3/2.0 (+1)	1,548 (+4%)	22mo	$235,000	$152	37

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

Projected returns pro-forma

9.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $53,413
• Equity at exit: $94,079

10-year hold

• IRR: 20.3%
• Equity multiple: 6.43×
• Total profit: $159,642
• Equity at exit: $202,343

Cash invested: $29,400 (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 73059

• Home prices YoY: 3.0%
• Active inventory: 40
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $-51

Break-even live

Break-even rent $815

Max offer price $95,982

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-21	+0% $-51	+5% $-81	+10% $-110
Rent	-10% $-110	-5% $-81	+0% $-51	+5% $-21	+10% $8
Rate	-1.0pp $2	-0.5pp $-24	base $-51	+0.5pp $-78	+1.0pp $-106

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 North St #7 Minco, OK	2.0	1.0	900	$750	$0.83	0d	1	0.50mi

Listing history 18 events

1. 2026-06-21
   days on market $105,000 Active 83 DOM
2. 2026-06-18
   days on market $105,000 Active 80 DOM
3. 2026-06-17
   days on market $105,000 Active 79 DOM
4. 2026-06-16
   pricedays on market $105,000 Active 78 DOM
5. 2026-06-15
   days on market $125,000 Active 77 DOM
6. 2026-06-13
   days on market $125,000 Active 75 DOM
7. 2026-06-09
   days on market $125,000 Active 71 DOM
8. 2026-06-08
   days on market $125,000 Active 70 DOM
9. 2026-06-07
   days on market $125,000 Active 69 DOM
10. 2026-06-03
    days on market $125,000 Active 65 DOM
11. 2026-06-02
    days on market $125,000 Active 64 DOM
12. 2026-06-01
    days on market $125,000 Active 63 DOM
13. 2026-05-31
    days on market $125,000 Active 62 DOM
14. 2026-04-30
    price $125,000
15. 2026-03-30
    listed $137,500 Active
16. 2002-11-15
    soldstatus $18,000 251-char remark

    Show marketing remark (251 chars)

    Charming older home with lots of possibilities...10' ceiling, wide door and window trim, wrap-a-round porch & more. Also, has nice attic area that could be opened for additional living area. If you love the yester-years, this is one for you !!!!

17. 2001-09-24
    listed $24,900 251-char remark

    Show marketing remark (251 chars)

    Charming older home with lots of possibilities...10' ceiling, wide door and window trim, wrap-a-round porch & more. Also, has nice attic area that could be opened for additional living area. If you love the yester-years, this is one for you !!!!

18. 1992-10-06
    soldstatus $27,500

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$355/yr (+$30/mo · 60.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $9,000
• − Mortgage interest: −$5,882
• − Property taxes: −$590
• − Insurance: −$525
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$3,055
• Taxable loss: −$2,491
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $-15/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: Minco
• NCES district ID: 4020100
• Math proficiency: 22% ▼ -13.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $49,226
• Composite: 23.61/100
• National rank: #7848
• State rank: #81 of 270 in OK

Livability — Minco

• Score: 61/100
• State rank: #290
• US rank: #17624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minco, OK
• Population (ZIP): 2,809

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 1% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.93%
• Current HPI: 336.9632
• 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

+354.5% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $125,000 MLSOK
• 2026-03-30 Listed $137,500 MLSOK
• 2002-11-15 Sold (MLS) $18,000 MLSOK
• 2001-09-24 Listed $24,900 MLSOK
• 1992-10-06 Sold (Public Records) $27,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $590 · +0.3% YoY. Source: county tax records.