200 S Delaware St · Dewey, OK 74029

$85,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 15 Days on market

Built 1950 6,550 sqft lot Est $95k · 11% 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 +28.3/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home , sets on a corner lot, has three bedrooms and one bathroom. nice kitchen, utility room and a attached one car garage with a opener. (To be sold in as is condition)

Key facts

• 6,550 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#128 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Dewey (town): math 21% / reading 25% proficiency, ranked #145 of 270 in OK (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 38 active listings in the ZIP; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $70k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $95,040
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 S Delaware St	0.00mi	3/1.0	864 (0%)	1mo	$87,250	$101	99
216 S Delaware St	0.08mi	2/1.0 (-1)	840 (-3%)	3mo	$102,500	$122	84
340 N Oak St	0.45mi	3/1.0	846 (-2%)	0mo	$52,000	$61	75
409 E 5th	0.48mi	2/1.0 (-1)	900 (+4%)	16mo	$98,900	$110	52
820 E 7th St	0.71mi	2/1.0 (-1)	872 (+1%)	14mo	$117,000	$134	49
406 N Delaware St	0.42mi	2/1.0 (-1)	986 (+14%)	21mo	$106,000	$108	34

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,521
• Equity at exit: $12,674

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $25,322
• Equity at exit: $7,349

Cash invested: $23,800 (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 74029

• Home prices YoY: -10.9%
• Active inventory: 38
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $272

Break-even live

Break-even rent $701

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-21
   status Pending
2. 2026-04-06
   listed $85,000 Active
3. 2023-01-02
   soldstatus $69,900 Closed 174-char remark

   Show marketing remark (174 chars)

   Nice home , sets on a corner lot, has three bedrooms and one bathroom. nice kitchen, utility room and a attached one car garage with a opener. (To be sold in as is condition)

4. 2022-11-21
   status Pending 174-char remark

   Show marketing remark (174 chars)

   Nice home , sets on a corner lot, has three bedrooms and one bathroom. nice kitchen, utility room and a attached one car garage with a opener. (To be sold in as is condition)

5. 2022-10-25
   listed $69,900 Active 174-char remark

   Show marketing remark (174 chars)

   Nice home , sets on a corner lot, has three bedrooms and one bathroom. nice kitchen, utility room and a attached one car garage with a opener. (To be sold in as is condition)

6. 2018-06-15
   soldstatus $67,500
7. 2018-06-13
   soldstatus $67,490 Closed 247-char remark

   Show marketing remark (247 chars)

   Updated & Maintained 3 Bdrm Home on a Corner Lot. This Adorable Home has had only 2 Owners since 1950! Well Cared for. Newer Vinyl Windows, New Paint, Newer Ext. Doors, Hardwoods & Carpet. Lrg Utility, 1 Car Garage & Fenced Yard.

8. 2018-05-18
   status Pending 247-char remark

   Show marketing remark (247 chars)

   Updated & Maintained 3 Bdrm Home on a Corner Lot. This Adorable Home has had only 2 Owners since 1950! Well Cared for. Newer Vinyl Windows, New Paint, Newer Ext. Doors, Hardwoods & Carpet. Lrg Utility, 1 Car Garage & Fenced Yard.

9. 2018-05-08
   price $66,500 247-char remark

   Show marketing remark (247 chars)

   Updated & Maintained 3 Bdrm Home on a Corner Lot. This Adorable Home has had only 2 Owners since 1950! Well Cared for. Newer Vinyl Windows, New Paint, Newer Ext. Doors, Hardwoods & Carpet. Lrg Utility, 1 Car Garage & Fenced Yard.

10. 2018-04-06
    listed $69,500 Active 247-char remark

    Show marketing remark (247 chars)

    Updated & Maintained 3 Bdrm Home on a Corner Lot. This Adorable Home has had only 2 Owners since 1950! Well Cared for. Newer Vinyl Windows, New Paint, Newer Ext. Doors, Hardwoods & Carpet. Lrg Utility, 1 Car Garage & Fenced Yard.

11. 2012-01-12
    historical
12. 2011-07-07
    listed $61,500
13. 2009-07-24
    soldstatus $45,000
14. 2000-12-27
    soldstatus $29,000

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,541
• − Mortgage interest: −$4,761
• − Property taxes: −$874
• − Insurance: −$425
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,473
• Taxable income: $2,001
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,779/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: Dewey
• NCES district ID: 4009810
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $38,795
• Composite: 19.32/100
• National rank: #8793
• State rank: #145 of 270 in OK

Livability — Dewey

• Score: 65/100
• State rank: #128
• US rank: #12461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dewey, OK
• Population (ZIP): 5,270

Population outlook (Washington County) Hauer SSP2

• Today (2025): 54,946 people
• By 2030: 56,249 · +2.4%
• By 2040: 58,867 · +7.1%
• By 2050: 61,600 · +12.1%
• By 2075: 69,355 · +26.2%
• By 2100: 73,067 · +33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 13% Two or more races 12% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+47.6) · D 25.0% · R 72.7% · Other 2.4%
• 2008→2024 swing: -3.1pp toward R · 2008: -44.6pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+48.0 2016: R+48.5 2012: R+47.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.89%
• Current HPI: 244.528
• 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

+193.1% since first listed

14 events — show timeline

• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-04-06 Listed $85,000 MLS Technology, Inc.
• 2023-01-02 Sold (MLS) $69,900 MLS Technology, Inc.
• 2022-11-21 Pending — MLS Technology, Inc.
• 2022-10-25 Listed $69,900 MLS Technology, Inc.
• 2018-06-15 Sold (Public Records) $67,500 Public Records
• 2018-06-13 Sold (MLS) $67,490 MLS Technology, Inc.
• 2018-05-18 Pending — MLS Technology, Inc.
• 2018-05-08 Price Changed $66,500 MLS Technology, Inc.
• 2018-04-06 Listed $69,500 MLS Technology, Inc.
• 2012-01-12 Listing Removed — MLS Technology, Inc.
• 2011-07-07 Listed $61,500 MLS Technology, Inc.
• 2009-07-24 Sold (Public Records) $45,000 Public Records
• 2000-12-27 Sold (Public Records) $29,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $874 · -2.2% YoY. Source: county tax records.