502 Grand Sycamore Dr · Washington, OK 73093

$258,000

3 bd · 2.0 ba · 1,340 sqft · Other · 282 Days on market

Built 2025 7,536 sqft lot $17/mo HOA · 1% of rent

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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 +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Discover comfort and smart design in the 1,340 sq ft Kaleb Plan by David Ash Signature Homes. This new construction features two full baths, an open-concept living area, and an energy-saving appliance suite including a gas range and tall dishwasher. Located in Washington, OK with access to top-tier schools and athletics. Secure your home with $0 down and no closing costs when using a preferred lender.

Key facts

• Tall dishwasher
• Gas range
• 7,536 sq ft lot

Tags

• OPEN-CONCEPT LIVING AREA
• ENERGY-SAVING APPLIANCE SUITE
• GAS RANGE
• TALL DISHWASHER
• ACCESS TO TOP-TIER SCHOOLS

Property features AI

Finance

• Other: Home warranty included
• Financial info: Loan qualification available; Not assumable
• HOA & community: Mandatory association dues; Association fee $200 (includes common area maintenance)

Exterior

• Parking: 2-car garage
• Utilities: Homestead eligible
• Home design: Single family residence; One-story; Residential property; New home
• Construction: Brick and frame construction; Composition roof (2025); Conventional foundation; Built by David Ash Signature Homes
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $258k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (22.3% below list).
• Recommended offer: $200k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#101 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Washington (rural): math 38% / reading 37% proficiency, ranked #20 of 270 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Es (math 43% / reading 43%, grade F, #80 of 845 statewide, top 10%, 565 students, 0% FRL); Washington Ms (math 36% / reading 30%, grade F, #35 of 345 statewide, top 10%, 279 students, 0% FRL); Washington Hs (math 32% / reading 37%, grade F, #48 of 447 statewide, top 14%, 353 students, 0% FRL) — zoned schools average 0% FRL vs 23% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 107 active listings in the ZIP; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.6% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,414 (22.3% 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 282 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.78% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.17×
• Total profit: $12,455
• Equity at exit: $110,835

10-year hold

• IRR: 6.6%
• Equity multiple: 1.97×
• Total profit: $69,914
• Equity at exit: $166,891

Cash invested: $72,240 (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 73093

• Home prices YoY: 1.0%
• Active inventory: 107
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,004 medium
• Mortgage (P&I): −$1,353
• Tax est. 1.5%: −$322 /mo · $3,870/yr
• Insurance: −$108
• HOA: −$17
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-217

Break-even live

Break-even rent $2,278

Max offer price $226,642

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-128	+0% $-217	+5% $-306	+10% $-395
Rent	-10% $-375	-5% $-296	+0% $-217	+5% $-138	+10% $-58
Rate	-1.0pp $-87	-0.5pp $-151	base $-217	+0.5pp $-284	+1.0pp $-352

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 14 events

1. 2026-06-21
   days on market $258,000 Active 282 DOM
2. 2026-06-18
   days on market $258,000 Active 279 DOM
3. 2026-06-17
   days on market $258,000 Active 278 DOM
4. 2026-06-16
   days on market $258,000 Active 277 DOM
5. 2026-06-15
   days on market $258,000 Active 276 DOM
6. 2026-06-13
   pricedays on market $258,000 Active 274 DOM
7. 2026-06-09
   days on market $259,000 Active 270 DOM
8. 2026-06-08
   days on market $259,000 Active 269 DOM
9. 2026-06-07
   days on market $259,000 Active 268 DOM
10. 2026-06-03
    days on market $259,000 Active 264 DOM
11. 2026-06-02
    days on market $259,000 Active 263 DOM
12. 2026-06-01
    days on market $259,000 Active 262 DOM
13. 2026-05-31
    days on market $259,000 Active 261 DOM
14. 2025-09-12
    listed $259,000 Active

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

Taxation est. · year 1

• Rental income: $24,050
• − Mortgage interest: −$14,452
• − Property taxes: −$3,870
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$204
• − Depreciation: −$7,505
• Taxable loss: −$7,120
• Est. tax savings @ 24.0%: +$1,709
• After-tax cash flow: $-892/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: Washington
• NCES district ID: 4031710
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $63,564
• Composite: 33.73/100
• National rank: #5375
• State rank: #20 of 270 in OK

Livability — Washington

• Score: 66/100
• State rank: #101
• US rank: #11316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, OK
• Population (ZIP): 3,817

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 10% Native American 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.64%
• Current HPI: 276.0104
• 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

• 2025-09-12 Listed $259,000 MLSOK