225 S Hill · Hobart, OK 73651

$58,500

3 bd · 2.0 ba · 2,157 sqft · SingleFamily public records · 27 Days on market

Built 1920 6,020 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Step into this charming two-story single-family home, where old-world character meets cozy comfort. With 3 spacious bedrooms, 1 full bathroom, and a generously sized office, this 2,157 sq. ft. residence offers both functionality and warmth. Upon entering, you'll immediately feel the inviting ambiance of its timeless design. The large bedrooms provide ample space to unwind, while the full bathroom offers a spa-like retreat. A spacious laundry room adds convenience to your daily routine. Outside, a detached garage ensures secure parking and storage, while the fenced-in backyard creates a private oasis—perfect for relaxation, entertaining, or play. This home is a rare gem that combines classic charm with modern comfort—ideal for those seeking space, character, and a welcoming atmosphere. Don't miss the opportunity to make it your own! NEW ROOF, ELECTRIC, & PLUMBING. Hvac unit recently serviced. NEW carpet just installed.

Key facts

• 6,020 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Other: Located in the Hills addition; Existing property; No storm shelter; Living area reported from assessor; Property is not occupied; Directions: From Broadway Ave go W on W 3rd St, N on South Hill. Home is on the W side of the road
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Residential single family home; One and one-half story
• Construction: Frame construction; Composition roof; Combination foundation
• Exterior features: Interior lot; No exterior special features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Study/office

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 8.3% in Hobart — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 53/100 on livability (#627 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, amenities F, commute F.
• Hobart (town): math 23% / reading 28% proficiency, ranked #110 of 270 in OK (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hobart Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 366 students, 0% FRL); Hobart Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 197 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($404 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 27 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $50k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,622 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.28% ✓
• Cap rate: 20.19%
• Cash-on-cash: 49.62%
• DSCR: 3.21
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $125,106
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 S Randlett St	0.12mi	4/3.0 (+1)	1,888 (-12%)	1mo	$85,000	$45	64
305 N Broadway St	0.35mi	4/1.0 (+1)	1,960 (-9%)	13mo	$50,000	$26	49
601 N Broadway St	0.59mi	3/2.0	1,924 (-11%)	7mo	$58,000	$30	48
111 E Hillcrest Ln	0.74mi	4/2.0 (+1)	2,226 (+3%)	14mo	$130,000	$58	43
505 N Hitchcock St	0.56mi	4/2.0 (+1)	1,923 (-11%)	12mo	$165,000	$86	41
430 N Stephens St	0.58mi	3/2.5	2,438 (+13%)	24mo	$144,000	$59	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.3%
• Equity multiple: 5.58×
• Total profit: $74,999
• Equity at exit: $52,701

10-year hold

• IRR: 56.8%
• Equity multiple: 12.41×
• Total profit: $186,942
• Equity at exit: $113,653

Cash invested: $16,380 (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 73651

• Home prices YoY: 8.0%
• Active inventory: 52
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $677

Break-even live

Break-even rent $476

Max offer price $58,500

Occupancy floor 44%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-15
   status Pending
2. 2026-04-18
   listed $58,500 Active
3. 2025-09-09
   soldstatus $50,000
4. 2025-09-08
   soldstatus $50,000 Closed 950-char remark

   Show marketing remark (950 chars)

   Step into this charming two-story single-family home, where old-world character meets cozy comfort. With 3 spacious bedrooms, 1 full bathroom, and a generously sized office, this 2,157 sq. ft. residence offers both functionality and warmth. Upon entering, you'll immediately feel the inviting ambiance of its timeless design. The large bedrooms provide ample space to unwind, while the full bathroom offers a spa-like retreat. A spacious laundry room adds convenience to your daily routine. Outside, a detached garage ensures secure parking and storage, while the fenced-in backyard creates a private oasis—perfect for relaxation, entertaining, or play. This home is a rare gem that combines classic charm with modern comfort—ideal for those seeking space, character, and a welcoming atmosphere. Don't miss the opportunity to make it your own! NEW ROOF, ELECTRIC, & PLUMBING. Hvac unit recently serviced. NEW carpet just installed.

5. 2025-08-02
   status Pending 950-char remark

   Show marketing remark (950 chars)

   Step into this charming two-story single-family home, where old-world character meets cozy comfort. With 3 spacious bedrooms, 1 full bathroom, and a generously sized office, this 2,157 sq. ft. residence offers both functionality and warmth. Upon entering, you'll immediately feel the inviting ambiance of its timeless design. The large bedrooms provide ample space to unwind, while the full bathroom offers a spa-like retreat. A spacious laundry room adds convenience to your daily routine. Outside, a detached garage ensures secure parking and storage, while the fenced-in backyard creates a private oasis—perfect for relaxation, entertaining, or play. This home is a rare gem that combines classic charm with modern comfort—ideal for those seeking space, character, and a welcoming atmosphere. Don't miss the opportunity to make it your own! NEW ROOF, ELECTRIC, & PLUMBING. Hvac unit recently serviced. NEW carpet just installed.

6. 2025-07-11
   price $74,900 950-char remark

   Show marketing remark (950 chars)

   Step into this charming two-story single-family home, where old-world character meets cozy comfort. With 3 spacious bedrooms, 1 full bathroom, and a generously sized office, this 2,157 sq. ft. residence offers both functionality and warmth. Upon entering, you'll immediately feel the inviting ambiance of its timeless design. The large bedrooms provide ample space to unwind, while the full bathroom offers a spa-like retreat. A spacious laundry room adds convenience to your daily routine. Outside, a detached garage ensures secure parking and storage, while the fenced-in backyard creates a private oasis—perfect for relaxation, entertaining, or play. This home is a rare gem that combines classic charm with modern comfort—ideal for those seeking space, character, and a welcoming atmosphere. Don't miss the opportunity to make it your own! NEW ROOF, ELECTRIC, & PLUMBING. Hvac unit recently serviced. NEW carpet just installed.

7. 2025-04-21
   listed $79,900 Active 950-char remark

   Show marketing remark (950 chars)

   Step into this charming two-story single-family home, where old-world character meets cozy comfort. With 3 spacious bedrooms, 1 full bathroom, and a generously sized office, this 2,157 sq. ft. residence offers both functionality and warmth. Upon entering, you'll immediately feel the inviting ambiance of its timeless design. The large bedrooms provide ample space to unwind, while the full bathroom offers a spa-like retreat. A spacious laundry room adds convenience to your daily routine. Outside, a detached garage ensures secure parking and storage, while the fenced-in backyard creates a private oasis—perfect for relaxation, entertaining, or play. This home is a rare gem that combines classic charm with modern comfort—ideal for those seeking space, character, and a welcoming atmosphere. Don't miss the opportunity to make it your own! NEW ROOF, ELECTRIC, & PLUMBING. Hvac unit recently serviced. NEW carpet just installed.

8. 2024-12-31
   historical
9. 2024-12-04
   price $90,000
10. 2024-11-20
    price $95,000
11. 2024-11-11
    price $99,000
12. 2024-10-30
    price $109,900
13. 2024-10-16
    listed $119,900 Active
14. 2023-08-31
    soldstatus $44,000 Closed
15. 2023-07-24
    price $49,500
16. 2023-06-13
    listed $54,900 Active
17. 2008-04-18
    soldstatus $33,000
18. 1998-04-13
    soldstatus $30,000

ⓘ 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: $534 · $44/mo
• Projected year-2 tax: $534 · $44/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $15,994
• − Mortgage interest: −$3,277
• − Property taxes: −$534
• − Insurance: −$292
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$1,702
• Taxable income: $7,629
• Est. tax owed @ 24.0%: −$1,831
• After-tax cash flow: $6,296/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: Hobart
• NCES district ID: 4014700
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $36,779
• Composite: 21.2/100
• National rank: #8417
• State rank: #110 of 270 in OK

Livability — Hobart

• Score: 53/100
• State rank: #627
• US rank: #24677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hobart, OK
• City population: 4,070
• Population (ZIP): 4,070

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 10% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 8% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.68%
• Current HPI: 158.6311
• 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

+95.0% since first listed

18 events — show timeline

• 2026-05-15 Pending — MLSOK
• 2026-04-18 Listed $58,500 MLSOK
• 2025-09-09 Sold (Public Records) $50,000 Public Records
• 2025-09-08 Sold (MLS) $50,000 MLSOK
• 2025-08-02 Pending — MLSOK
• 2025-07-11 Price Changed $74,900 MLSOK
• 2025-04-21 Listed $79,900 MLSOK
• 2024-12-31 Listing Removed — MLSOK
• 2024-12-04 Price Changed $90,000 MLSOK
• 2024-11-20 Price Changed $95,000 MLSOK
• 2024-11-11 Price Changed $99,000 MLSOK
• 2024-10-30 Price Changed $109,900 MLSOK
• 2024-10-16 Listed $119,900 MLSOK
• 2023-08-31 Sold (MLS) $44,000 LBRMLS
• 2023-07-24 Price Changed $49,500 LBRMLS
• 2023-06-13 Listed $54,900 LBRMLS
• 2008-04-18 Sold (Public Records) $33,000 Public Records
• 1998-04-13 Sold (Public Records) $30,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $534 · -6.8% YoY. Source: county tax records.