221 S Krouth St · Mooreland, OK 73852

$95,000

2 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 17 Days on market

Built 1954 Est $112k · 15% 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 +27.9/30.0
• ARV discount +14.4/15.0
• DSCR +9.9/10.0
• Appreciation +6.9/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

A very neat older home that has been updated in a quiet neighborhood. A 2 bedroom, one bath home with a detached two car garage with Central H/A. The home has a covered back patio and a large fenced back yard. Lots of character in affordable real estate!

Key facts

• Covered patio
• Large back yard
• Quiet neighborhood

Tags

• CORNER LOT
• DETACHED GARAGE
• COVERED PATIO
• LARGE BACK YARD
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces east
• Construction: Vinyl siding; Composition roof
• Exterior features: Chain link fencing; Corner lot

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Partially finished basement; unfinished areas in basement; Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#85 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Mooreland (rural): math 20% / reading 29% proficiency, ranked #103 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 2 units permitted in Woodward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $4k appreciation (3.8% local appreciation)).
• Woodward County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 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 $81k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.13% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.21%
• DSCR: 1.59
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $112,312
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
742 Cynthia Dr	0.35mi	3/1.0 (+1)	1,222 (+10%)	14mo	$123,000	$101	51
121 S Krouth St	0.07mi	3/1.0 (+1)	1,260 (+13%)	23mo	$100,000	$79	50
410 N Elm St	0.42mi	2/2.0	1,168 (+5%)	22mo	$52,000	$45	50
517 SW 7th St	0.30mi	2/2.0	1,265 (+14%)	13mo	$150,000	$119	48
415 N Main St	0.44mi	3/1.0 (+1)	1,000 (-10%)	16mo	$65,000	$65	44
911 S Santa Fe St	0.47mi	3/2.0 (+1)	1,190 (+7%)	23mo	$132,200	$111	39

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

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.28×
• Total profit: $34,000
• Equity at exit: $46,922

10-year hold

• IRR: 22.0%
• Equity multiple: 4.39×
• Total profit: $90,123
• Equity at exit: $75,768

Cash invested: $26,600 (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 73852

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$18 /mo · $222/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $293

Break-even live

Break-even rent $704

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 17 DOM
2. 2026-06-17
   days on market $95,000 Active 16 DOM
3. 2026-06-17
   status $95,000 Active 15 DOM
4. 2026-06-16
   days on market $95,000 Active Under Contract 15 DOM
5. 2026-06-15
   days on market $95,000 Active Under Contract 14 DOM
6. 2026-06-13
   days on market $95,000 Active Under Contract 12 DOM
7. 2026-06-12
   days on market $95,000 Active Under Contract 11 DOM
8. 2026-06-09
   days on market $95,000 Active Under Contract 8 DOM
9. 2026-06-09
   status $95,000 Active Under Contract 7 DOM
10. 2026-06-08
    days on market $95,000 Active 7 DOM
11. 2026-06-08
    days on market $95,000 Active 6 DOM
12. 2026-06-05
    days on market $95,000 Active 4 DOM
13. 2026-06-04
    days on market $95,000 Active 2 DOM
14. 2026-06-02
    remarks 361-char remark
15. 2026-06-02
    listed $95,000 Active 1 DOM

ⓘ 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: $222 · $18/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$633/yr (+$53/mo · 285.1%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,897
• − Mortgage interest: −$5,321
• − Property taxes: −$222
• − Insurance: −$475
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,764
• Taxable income: $2,052
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,021/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: Mooreland
• NCES district ID: 4020280
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $51,605
• Composite: 21.77/100
• National rank: #8254
• State rank: #103 of 270 in OK

Livability — Mooreland

• Score: 67/100
• State rank: #85
• US rank: #10554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mooreland, OK
• Population (ZIP): 2,509

Population outlook (Woodward County) Hauer SSP2

• Today (2025): 24,787 people
• By 2030: 26,517 · +7.0%
• By 2040: 30,299 · +22.2%
• By 2050: 34,449 · +39.0%
• By 2075: 46,083 · +85.9%
• By 2100: 54,639 · +120.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Woodward

• 2024 margin: Solid R (+72.0) · D 13.2% · R 85.2% · Other 1.6%
• 2008→2024 swing: -6.8pp toward R · 2008: -65.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+72.0 2016: R+72.1 2012: R+68.0 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.77%
• Current HPI: 220.5065
• 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

+1257.1% since first listed

5 events — show timeline

• 2026-06-01 Listed $95,000 NWOAR
• 2023-10-13 Sold (Public Records) $81,000 Public Records
• 2023-10-12 Sold (MLS) $81,000 NWOAR
• 2023-06-26 Listed $89,500 NWOAR
• 1994-11-04 Sold (Public Records) $7,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $222 · +3.3% YoY. Source: county tax records.