309 N Dawson St · Meeker, OK 74855

$141,900

4 bd · 1.0 ba · 1,592 sqft · SingleFamily public records · 102 Days on market

Built 1960 0.52 ac lot Est $178k · 20% 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 +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Beautiful recently remodeled home with a lot of new updates including new flooring and paint throughout. Enter a large living room with lots of natural lighting and a large kitchen as you move deeper, with breakfast bar and formal dining area with patio doors leading to the backyard and large wood deck with fresh paint. To the right is a small hallway leading to 2 bedrooms and a full bathroom. Left of the living room is a door leading into a recessed large masterbedroom with stylish stairway with platform. Behind the masterbedroom is a very large pantry/laundry area with room for storage, deep freezer, and much more. The home has closets throughout and a nice open layout. The yard has a few trees but is mostly open with easy access to the Meeker HS football field and school grounds. Set an appt to see it today! (Owner related to Broker)

Key facts

• Bar with storage
• Open living room
• Long storage room

Tags

• LARGE CORNER LOT
• OPEN LIVING ROOM
• TON OF CABINETS
• BAR WITH STORAGE
• NUMEROUS CLOSETS
• LONG STORAGE ROOM

Property features AI

Finance

• Other: Homestead exemption applies; Located in Meeker addition; Roof year: 2024; Property is occupied; Directions: North of Hwy 62/18 intersection to property on east side
• Financial info: Financing options: Cash, Conventional, FHA/VA, Rural Housing Services, VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; High speed internet available; Public utilities
• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Frame construction; Composition roof (replaced/updated 2024); Combination foundation
• Exterior features: Interior lot; Storm shelter (below ground)

Interior

• Kitchen: Electric free-standing range; Electric free-standing oven; Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Open deck; Outbuildings

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $139k (2.0% below list).
• Recommended offer: $129k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#210 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: amenities F, commute F, employment D-.
• Meeker (rural): math 19% / reading 28% proficiency, ranked #123 of 270 in OK (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Meeker Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 342 students, 0% FRL); Meeker Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 209 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 55 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($981 loan paydown + $11k appreciation (8.0% local appreciation)).
• At projected returns (8.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,129 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1960 — 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: 0.98% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $178,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 E Green St	0.43mi	3/1.0 (-1)	1,578 (-1%)	4mo	$160,000	$101	70
115 W Green St	0.47mi	4/2.0	1,383 (-13%)	3mo	$155,000	$112	50
701 Johnson St	0.62mi	4/2.0	1,362 (-14%)	2mo	$80,000	$59	41
343671 E 1040 Rd	0.65mi	3/1.0 (-1)	1,416 (-11%)	21mo	$174,000	$123	28

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

Projected returns pro-forma

7.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.77×
• Total profit: $70,362
• Equity at exit: $107,518

10-year hold

• IRR: 22.1%
• Equity multiple: 5.91×
• Total profit: $195,021
• Equity at exit: $213,150

Cash invested: $39,732 (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 74855

• Home prices YoY: 2.7%
• Active inventory: 55
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$744
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $192

Break-even live

Break-even rent $1,148

Max offer price $141,900

Occupancy floor 81%

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: $35,475
• Closing costs: $4,257
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-19
   days on market $141,900 Active 102 DOM
2. 2026-06-18
   days on market $141,900 Active 101 DOM
3. 2026-06-17
   days on market $141,900 Active 100 DOM
4. 2026-06-16
   days on market $141,900 Active 99 DOM
5. 2026-06-15
   days on market $141,900 Active 98 DOM
6. 2026-06-14
   days on market $141,900 Active 96 DOM
7. 2026-06-12
   days on market $141,900 Active 95 DOM
8. 2026-06-09
   days on market $141,900 Active 92 DOM
9. 2026-06-08
   days on market $141,900 Active 91 DOM
10. 2026-06-07
    pricedays on market $141,900 Active 90 DOM
11. 2026-06-05
    days on market $142,900 Active 87 DOM
12. 2026-06-03
    days on market $142,900 Active 86 DOM
13. 2026-06-02
    days on market $142,900 Active 85 DOM
14. 2026-06-01
    days on market $142,900 Active 84 DOM
15. 2026-05-31
    days on market $142,900 Active 83 DOM
16. 2026-05-30
    days on market $142,900 Active 82 DOM
17. 2026-05-23
    price $143,900
18. 2026-05-14
    price $144,900
19. 2026-05-05
    price $145,900
20. 2026-04-18
    price $147,500
21. 2026-04-01
    price $149,900
22. 2026-03-25
    price $154,900
23. 2026-03-09
    listed $159,900 Active
24. 2023-05-01
    soldstatus $130,000
25. 2023-04-25
    soldstatus $130,000 Closed 848-char remark

    Show marketing remark (848 chars)

    Beautiful recently remodeled home with a lot of new updates including new flooring and paint throughout. Enter a large living room with lots of natural lighting and a large kitchen as you move deeper, with breakfast bar and formal dining area with patio doors leading to the backyard and large wood deck with fresh paint. To the right is a small hallway leading to 2 bedrooms and a full bathroom. Left of the living room is a door leading into a recessed large masterbedroom with stylish stairway with platform. Behind the masterbedroom is a very large pantry/laundry area with room for storage, deep freezer, and much more. The home has closets throughout and a nice open layout. The yard has a few trees but is mostly open with easy access to the Meeker HS football field and school grounds. Set an appt to see it today! (Owner related to Broker)

26. 2023-03-04
    status Pending 848-char remark

    Show marketing remark (848 chars)

    Beautiful recently remodeled home with a lot of new updates including new flooring and paint throughout. Enter a large living room with lots of natural lighting and a large kitchen as you move deeper, with breakfast bar and formal dining area with patio doors leading to the backyard and large wood deck with fresh paint. To the right is a small hallway leading to 2 bedrooms and a full bathroom. Left of the living room is a door leading into a recessed large masterbedroom with stylish stairway with platform. Behind the masterbedroom is a very large pantry/laundry area with room for storage, deep freezer, and much more. The home has closets throughout and a nice open layout. The yard has a few trees but is mostly open with easy access to the Meeker HS football field and school grounds. Set an appt to see it today! (Owner related to Broker)

27. 2023-02-22
    listed $140,000 Active 848-char remark

    Show marketing remark (848 chars)

    Beautiful recently remodeled home with a lot of new updates including new flooring and paint throughout. Enter a large living room with lots of natural lighting and a large kitchen as you move deeper, with breakfast bar and formal dining area with patio doors leading to the backyard and large wood deck with fresh paint. To the right is a small hallway leading to 2 bedrooms and a full bathroom. Left of the living room is a door leading into a recessed large masterbedroom with stylish stairway with platform. Behind the masterbedroom is a very large pantry/laundry area with room for storage, deep freezer, and much more. The home has closets throughout and a nice open layout. The yard has a few trees but is mostly open with easy access to the Meeker HS football field and school grounds. Set an appt to see it today! (Owner related to Broker)

28. 2023-01-26
    historical
29. 2023-01-02
    listed $130,000 Active
30. 2019-05-01
    historical
31. 2018-08-07
    price $95,000
32. 2018-04-24
    listed $99,900 Active
33. 2012-01-11
    soldstatus $45,500
34. 2011-06-29
    listed $52,900
35. 2010-08-25
    historical
36. 2010-06-11
    listed $95,000
37. 2008-11-07
    soldstatus $87,500
38. 2008-11-04
    soldstatus $87,500
39. 2008-04-10
    listed $89,500
40. 2007-12-19
    historical
41. 2004-04-15
    soldstatus $62,000
42. 2004-04-13
    soldstatus $62,000
43. 2004-01-05
    listed $62,500
44. 2003-06-20
    listed $67,500
45. 1979-09-06
    soldstatus $31,500

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$36/yr (+$3/mo · 2.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,682
• − Mortgage interest: −$7,949
• − Property taxes: −$1,241
• − Insurance: −$710
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$4,128
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,302/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: Meeker
• NCES district ID: 4019680
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $48,708
• Composite: 20.66/100
• National rank: #8537
• State rank: #123 of 270 in OK

Livability — Meeker

• Score: 63/100
• State rank: #210
• US rank: #15435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meeker, OK
• Population (ZIP): 4,292

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 13% Native American 6% Hispanic / Latino 5% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 1% American 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.97%
• Current HPI: 303.8343
• 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

+356.8% since first listed

29 events — show timeline

• 2026-05-23 Price Changed $143,900 MLSOK
• 2026-05-14 Price Changed $144,900 MLSOK
• 2026-05-05 Price Changed $145,900 MLSOK
• 2026-04-18 Price Changed $147,500 MLSOK
• 2026-04-01 Price Changed $149,900 MLSOK
• 2026-03-25 Price Changed $154,900 MLSOK
• 2026-03-09 Listed $159,900 MLSOK
• 2023-05-01 Sold (Public Records) $130,000 Public Records
• 2023-04-25 Sold (MLS) $130,000 MLSOK
• 2023-03-04 Pending — MLSOK
• 2023-02-22 Listed $140,000 MLSOK
• 2023-01-26 Listing Removed — MLSOK
• 2023-01-02 Listed $130,000 MLSOK
• 2019-05-01 Listing Removed — MLSOK
• 2018-08-07 Price Changed $95,000 MLSOK
• 2018-04-24 Listed $99,900 MLSOK
• 2012-01-11 Sold (MLS) $45,500 MLSOK
• 2011-06-29 Listed $52,900 MLSOK
• 2010-08-25 Listing Removed — MLSOK
• 2010-06-11 Listed $95,000 MLSOK
• 2008-11-07 Sold (Public Records) $87,500 Public Records
• 2008-11-04 Sold (MLS) $87,500 MLSOK
• 2008-04-10 Listed $89,500 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2004-04-15 Sold (Public Records) $62,000 Public Records
• 2004-04-13 Sold (MLS) $62,000 MLSOK
• 2004-01-05 Listed $62,500 MLSOK
• 2003-06-20 Listed $67,500 MLSOK
• 1979-09-06 Sold (Public Records) $31,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,241 · +8.8% YoY. Source: county tax records.