214 W Dorothy St · Hollis, OK 73550

$50,000

3 bd · 1.0 ba · 908 sqft · SingleFamily public records · 118 Days on market

Built 1930 7,501 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Step into this recently remodeled 3-bedroom, 1-bathroom home that's full of potential. Located in a well-established neighborhood, this property has undergone a recent facelift, making it an affordable option with plenty of room for customization. As you enter, you'll find a cozy living space with newly refinished floors. The kitchen comes equipped with a stove, offering the basics for your culinary needs. It provides a canvas for your personal touch. The two bedrooms offer ample space for your family or guests. The bathroom has been recently updated with practical fixtures, ensuring a comfortable daily routine. The backyard, though not a landscaper's masterpiece, provides ample space for outdoor activities or a potential garden project. This property presents a fantastic opportunity to add your personal style and upgrades. Embrace the challenge of turning this house into your home by scheduling a viewing today. Contact me to explore the possibilities and envision the transformation that awaits you in this affordable and promising space.

Key facts

• 7,501 sq ft lot
• Built 1930
• Listed 117 days

Property features AI

Finance

• Other: Located in the Townsite legal addition; No storm shelter; Homestead not indicated
• Financial info: Not assumable; Loan qualification unknown; Current price $50,000
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Existing property
• Construction: Other construction materials; Composition roof; Conventional foundation
• Exterior features: No exterior features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#342 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hollis (rural): math 23% / reading 32% proficiency, ranked #94 of 270 in OK (top 35%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hollis Es (math 27% / reading 32%, grade F, #255 of 845 statewide, top 35%, 229 students, 0% FRL); Hollis Ms (math 22% / reading 27%, grade F, #97 of 345 statewide, top 31%, 108 students, 0% FRL); Hollis Hs (math 10% / reading 50%, grade F, #89 of 447 statewide, top 21%, 155 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Harmon County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $50k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.77% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.18%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $14,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Versa St	0.30mi	2/1.0 (-1)	952 (+5%)	2mo	$15,000	$16	72

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

Projected returns pro-forma

-2.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $6,504
• Equity at exit: $7,528

10-year hold

• IRR: 20.7%
• Equity multiple: 2.76×
• Total profit: $24,691
• Equity at exit: $4,448

Cash invested: $14,000 (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 73550

• Home prices YoY: -2.9%
• Active inventory: 6
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $227

Break-even live

Break-even rent $596

Max offer price $50,000

Occupancy floor 69%

Sensitivity live

Price	-10% $261	-5% $244	+0% $227	+5% $210	+10% $192
Rent	-10% $157	-5% $192	+0% $227	+5% $262	+10% $297
Rate	-1.0pp $252	-0.5pp $240	base $227	+0.5pp $214	+1.0pp $201

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $50,000 Active 118 DOM
2. 2026-06-21
   days on market $50,000 Active 117 DOM
3. 2026-06-18
   days on market $50,000 Active 115 DOM
4. 2026-06-17
   days on market $50,000 Active 114 DOM
5. 2026-06-16
   days on market $50,000 Active 113 DOM
6. 2026-06-15
   days on market $50,000 Active 112 DOM
7. 2026-06-13
   days on market $50,000 Active 110 DOM
8. 2026-06-12
   days on market $50,000 Active 109 DOM
9. 2026-06-09
   days on market $50,000 Active 106 DOM
10. 2026-06-08
    days on market $50,000 Active 105 DOM
11. 2026-06-08
    days on market $50,000 Active 104 DOM
12. 2026-06-05
    days on market $50,000 Active 102 DOM
13. 2026-06-04
    days on market $50,000 Active 100 DOM
14. 2026-06-02
    days on market $50,000 Active 99 DOM
15. 2026-06-01
    days on market $50,000 Active 98 DOM
16. 2026-05-31
    days on market $50,000 Active 97 DOM
17. 2026-02-23
    listed $50,000 Active
18. 2025-12-15
    soldstatus $26,000 Closed 1053-char remark

    Show marketing remark (1053 chars)

    Step into this recently remodeled 3-bedroom, 1-bathroom home that's full of potential. Located in a well-established neighborhood, this property has undergone a recent facelift, making it an affordable option with plenty of room for customization. As you enter, you'll find a cozy living space with newly refinished floors. The kitchen comes equipped with a stove, offering the basics for your culinary needs. It provides a canvas for your personal touch. The two bedrooms offer ample space for your family or guests. The bathroom has been recently updated with practical fixtures, ensuring a comfortable daily routine. The backyard, though not a landscaper's masterpiece, provides ample space for outdoor activities or a potential garden project. This property presents a fantastic opportunity to add your personal style and upgrades. Embrace the challenge of turning this house into your home by scheduling a viewing today. Contact me to explore the possibilities and envision the transformation that awaits you in this affordable and promising space.

19. 2025-12-10
    status Pending 1053-char remark

    Show marketing remark (1053 chars)

    Step into this recently remodeled 3-bedroom, 1-bathroom home that's full of potential. Located in a well-established neighborhood, this property has undergone a recent facelift, making it an affordable option with plenty of room for customization. As you enter, you'll find a cozy living space with newly refinished floors. The kitchen comes equipped with a stove, offering the basics for your culinary needs. It provides a canvas for your personal touch. The two bedrooms offer ample space for your family or guests. The bathroom has been recently updated with practical fixtures, ensuring a comfortable daily routine. The backyard, though not a landscaper's masterpiece, provides ample space for outdoor activities or a potential garden project. This property presents a fantastic opportunity to add your personal style and upgrades. Embrace the challenge of turning this house into your home by scheduling a viewing today. Contact me to explore the possibilities and envision the transformation that awaits you in this affordable and promising space.

20. 2025-10-09
    price $30,000 1053-char remark

    Show marketing remark (1053 chars)

    Step into this recently remodeled 3-bedroom, 1-bathroom home that's full of potential. Located in a well-established neighborhood, this property has undergone a recent facelift, making it an affordable option with plenty of room for customization. As you enter, you'll find a cozy living space with newly refinished floors. The kitchen comes equipped with a stove, offering the basics for your culinary needs. It provides a canvas for your personal touch. The two bedrooms offer ample space for your family or guests. The bathroom has been recently updated with practical fixtures, ensuring a comfortable daily routine. The backyard, though not a landscaper's masterpiece, provides ample space for outdoor activities or a potential garden project. This property presents a fantastic opportunity to add your personal style and upgrades. Embrace the challenge of turning this house into your home by scheduling a viewing today. Contact me to explore the possibilities and envision the transformation that awaits you in this affordable and promising space.

21. 2025-09-11
    price $35,000 1053-char remark

    Show marketing remark (1053 chars)

    Step into this recently remodeled 3-bedroom, 1-bathroom home that's full of potential. Located in a well-established neighborhood, this property has undergone a recent facelift, making it an affordable option with plenty of room for customization. As you enter, you'll find a cozy living space with newly refinished floors. The kitchen comes equipped with a stove, offering the basics for your culinary needs. It provides a canvas for your personal touch. The two bedrooms offer ample space for your family or guests. The bathroom has been recently updated with practical fixtures, ensuring a comfortable daily routine. The backyard, though not a landscaper's masterpiece, provides ample space for outdoor activities or a potential garden project. This property presents a fantastic opportunity to add your personal style and upgrades. Embrace the challenge of turning this house into your home by scheduling a viewing today. Contact me to explore the possibilities and envision the transformation that awaits you in this affordable and promising space.

22. 2025-05-16
    price $40,000 1053-char remark

    Show marketing remark (1053 chars)

    Step into this recently remodeled 3-bedroom, 1-bathroom home that's full of potential. Located in a well-established neighborhood, this property has undergone a recent facelift, making it an affordable option with plenty of room for customization. As you enter, you'll find a cozy living space with newly refinished floors. The kitchen comes equipped with a stove, offering the basics for your culinary needs. It provides a canvas for your personal touch. The two bedrooms offer ample space for your family or guests. The bathroom has been recently updated with practical fixtures, ensuring a comfortable daily routine. The backyard, though not a landscaper's masterpiece, provides ample space for outdoor activities or a potential garden project. This property presents a fantastic opportunity to add your personal style and upgrades. Embrace the challenge of turning this house into your home by scheduling a viewing today. Contact me to explore the possibilities and envision the transformation that awaits you in this affordable and promising space.

23. 2025-03-20
    listed $45,000 Active 1053-char remark

    Show marketing remark (1053 chars)

    Step into this recently remodeled 3-bedroom, 1-bathroom home that's full of potential. Located in a well-established neighborhood, this property has undergone a recent facelift, making it an affordable option with plenty of room for customization. As you enter, you'll find a cozy living space with newly refinished floors. The kitchen comes equipped with a stove, offering the basics for your culinary needs. It provides a canvas for your personal touch. The two bedrooms offer ample space for your family or guests. The bathroom has been recently updated with practical fixtures, ensuring a comfortable daily routine. The backyard, though not a landscaper's masterpiece, provides ample space for outdoor activities or a potential garden project. This property presents a fantastic opportunity to add your personal style and upgrades. Embrace the challenge of turning this house into your home by scheduling a viewing today. Contact me to explore the possibilities and envision the transformation that awaits you in this affordable and promising space.

24. 2024-12-31
    historical
25. 2024-10-23
    price $50,000
26. 2024-09-19
    price $55,000
27. 2024-06-21
    price $60,000
28. 2024-05-28
    price $65,000
29. 2024-04-19
    price $75,000
30. 2024-01-11
    listed $80,000 Active
31. 2000-03-23
    soldstatus $5,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,596
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$1,752
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,455
• Taxable income: $2,143
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,208/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: Hollis
• NCES district ID: 4014850
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $33,695
• Composite: 22.54/100
• National rank: #8088
• State rank: #94 of 270 in OK

Livability — Hollis

• Score: 60/100
• State rank: #342
• US rank: #18814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollis, OK
• Population (ZIP): 2,139

Population outlook (Harmon County) Hauer SSP2

• Today (2025): 2,638 people
• By 2030: 2,562 · -2.9%
• By 2040: 2,425 · -8.1%
• By 2050: 2,362 · -10.5%
• By 2075: 2,475 · -6.2%
• By 2100: 2,887 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 35% Black 13% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Harmon

• 2024 margin: Solid R (+61.7) · D 18.7% · R 80.4%
• 2008→2024 swing: -22.8pp toward R · 2008: -38.9pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+61.1 2016: R+50.3 2012: R+42.8 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.97%
• Current HPI: 98.6183
• 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

+809.1% since first listed

15 events — show timeline

• 2026-02-23 Listed $50,000 MLSOK
• 2025-12-15 Sold (MLS) $26,000 MLSOK
• 2025-12-10 Pending — MLSOK
• 2025-10-09 Price Changed $30,000 MLSOK
• 2025-09-11 Price Changed $35,000 MLSOK
• 2025-05-16 Price Changed $40,000 MLSOK
• 2025-03-20 Listed $45,000 MLSOK
• 2024-12-31 Listing Removed — MLSOK
• 2024-10-23 Price Changed $50,000 MLSOK
• 2024-09-19 Price Changed $55,000 MLSOK
• 2024-06-21 Price Changed $60,000 MLSOK
• 2024-05-28 Price Changed $65,000 MLSOK
• 2024-04-19 Price Changed $75,000 MLSOK
• 2024-01-11 Listed $80,000 MLSOK
• 2000-03-23 Sold (Public Records) $5,500 Public Records

Property tax history

+9.7%/yr

Latest (2025): $91 · -19.5% YoY. Source: county tax records.