420 N Dawson St · Meeker, OK 74855

$109,900

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 91 Days on market

Built 1960 0.34 ac lot Est $142k · 23% 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 +23.5/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This property offers great potential with a functional floor plan and convenient features including a 1-car carport, storm shelter, storage building, and fenced backyard, all located on HWY 18. Dining area included; refrigerator and washer/dryer are negotiable. With a little TLC, this home would make a comfortable residence or a smart investment opportunity.

Key facts

• 1-car carport
• Storage building
• Storm shelter

Tags

• 1-CAR CARPORT
• STORM SHELTER
• STORAGE BUILDING
• FENCED BACKYARD

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional; Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One story; East-facing
• Construction: Vinyl siding; Composition roof; Conventional foundation; Existing property; Below-ground storm shelter
• Exterior features: Outbuildings; Chain link fencing; Rural lot

Interior

• Kitchen: Free-standing electric range; Free-standing gas oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Dishwasher included; No fireplace; In-law plan not present; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (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 $10k of equity ($760 loan paydown + $9k appreciation (8.0% local appreciation)).
• At projected returns (8.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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: 1.02% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $142,496
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 N Oak St	0.18mi	3/1.0	1,152 (-1%)	20mo	$94,000	$82	72
123 N Fowler St	0.51mi	2/1.0 (-1)	1,148 (-2%)	1mo	$70,000	$61	67
136 S Dawson St	0.43mi	3/2.0	1,144 (-2%)	10mo	$140,000	$122	65
122 W Decker	0.44mi	3/2.0	1,255 (+7%)	5mo	$195,000	$155	59
205 E Green St	0.60mi	3/1.0	1,152 (-1%)	17mo	$110,000	$95	55
716 Johnson St	0.68mi	3/2.0	1,204 (+3%)	14mo	$194,000	$161	48

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: 26.1%
• Equity multiple: 2.89×
• Total profit: $58,083
• Equity at exit: $83,272

10-year hold

• IRR: 23.5%
• Equity multiple: 6.16×
• Total profit: $158,758
• Equity at exit: $165,082

Cash invested: $30,772 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $205

Break-even live

Break-even rent $866

Max offer price $109,900

Occupancy floor 77%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $109,900 Active 91 DOM
2. 2026-06-18
   days on market $109,900 Active 90 DOM
3. 2026-06-17
   days on market $109,900 Active 89 DOM
4. 2026-06-16
   days on market $109,900 Active 88 DOM
5. 2026-06-15
   days on market $109,900 Active 87 DOM
6. 2026-06-14
   days on market $109,900 Active 85 DOM
7. 2026-06-12
   days on market $109,900 Active 84 DOM
8. 2026-06-09
   days on market $109,900 Active 81 DOM
9. 2026-06-08
   days on market $109,900 Active 80 DOM
10. 2026-06-07
    days on market $109,900 Active 79 DOM
11. 2026-06-05
    days on market $109,900 Active 76 DOM
12. 2026-06-03
    days on market $109,900 Active 75 DOM
13. 2026-06-02
    days on market $109,900 Active 74 DOM
14. 2026-06-01
    days on market $109,900 Active 73 DOM
15. 2026-05-31
    days on market $109,900 Active 72 DOM
16. 2026-05-30
    days on market $109,900 Active 71 DOM
17. 2026-04-10
    status Active
18. 2026-03-03
    status Pending
19. 2026-02-09
    listed $109,900 Active
20. 2008-12-12
    soldstatus $60,000

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$243/yr (+$20/mo · 32.6%)

ⓘ 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 6% 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: $13,506
• − Mortgage interest: −$6,156
• − Property taxes: −$746
• − Insurance: −$550
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,197
• Taxable income: $697
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,291/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

+83.2% since first listed

4 events — show timeline

• 2026-04-10 Relisted — MLSOK
• 2026-03-03 Pending — MLSOK
• 2026-02-09 Listed $109,900 MLSOK
• 2008-12-12 Sold (Public Records) $60,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $746 · +8.7% YoY. Source: county tax records.