321 S 4th St · Barnsdall, OK 74002

$170,000

4 bd · 2.0 ba · 2,102 sqft · SingleFamily public records · 30 Days on market

Built 1940 0.32 ac lot Est $126k · 35% over

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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 +10.4/30.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Enchanting two-story abode boasting four bedrooms, two baths, and ample storage space awaits your personal touch. Step into the screened porch and envision your dream oasis. Located in Barnsdall Schools district, this home is bursting with potential to become your ideal haven. HUD # 405-106690

Key facts

• 0.32 acre lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2-story property; Slab foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof; Year built sourced from appraiser
• Exterior features: Enclosed porch; Porch; Shed(s); Chain link, full privacy fencing; Corner lot; Faces west

Interior

• Kitchen: Built-in oven; Cooktop; Oven; Range; Dishwasher
• Flooring: Carpet flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl window features; No notable interior features listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (23.6% below list).
• Recommended offer: $130k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#166 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Barnsdall (rural): math 20% / reading 25% proficiency, ranked #373 of 513 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Barnsdall Es (math 12% / reading 27%, grade F, #479 of 845 statewide, top 63%, 207 students, 0% FRL); Barnsdall Jhs (math 12% / reading 22%); Barnsdall Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 133 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $82k; list at $170k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $129,859 (23.6% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $126,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 S 7th St	0.24mi	4/3.0	2,318 (+10%)	16mo	$140,000	$60	54
510 Angela Ln	0.58mi	4/2.5	2,152 (+2%)	23mo	$165,000	$77	48
405 N 10th St	0.58mi	3/2.0 (-1)	2,280 (+8%)	24mo	$130,000	$57	34

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $86,915
• Equity at exit: $153,149

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $260,363
• Equity at exit: $330,273

Cash invested: $47,600 (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 74002

• Home prices YoY: 5.3%
• Active inventory: 16
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-89

Break-even live

Break-even rent $1,411

Max offer price $154,318

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-41	+0% $-89	+5% $-137	+10% $-185
Rent	-10% $-191	-5% $-140	+0% $-89	+5% $-37	+10% $14
Rate	-1.0pp $-3	-0.5pp $-46	base $-89	+0.5pp $-133	+1.0pp $-178

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $170,000 Active 30 DOM
2. 2026-06-21
   days on market $170,000 Active 29 DOM
3. 2026-06-19
   days on market $170,000 Active 27 DOM
4. 2026-06-18
   days on market $170,000 Active 26 DOM
5. 2026-06-17
   days on market $170,000 Active 25 DOM
6. 2026-06-16
   days on market $170,000 Active 24 DOM
7. 2026-06-15
   days on market $170,000 Active 23 DOM
8. 2026-06-14
   days on market $170,000 Active 21 DOM
9. 2026-06-12
   days on market $170,000 Active 20 DOM
10. 2026-06-09
    days on market $170,000 Active 17 DOM
11. 2026-06-08
    days on market $170,000 Active 16 DOM
12. 2026-06-07
    days on market $170,000 Active 15 DOM
13. 2026-06-05
    days on market $170,000 Active 12 DOM
14. 2026-06-03
    days on market $170,000 Active 11 DOM
15. 2026-06-02
    days on market $170,000 Active 10 DOM
16. 2026-06-01
    days on market $170,000 Active 9 DOM
17. 2026-05-31
    days on market $170,000 Active 8 DOM
18. 2026-05-30
    days on market $170,000 Active 7 DOM
19. 2026-05-23
    listed $170,000 Active
20. 2024-07-10
    soldstatus $82,000 Closed 294-char remark

    Show marketing remark (294 chars)

    Enchanting two-story abode boasting four bedrooms, two baths, and ample storage space awaits your personal touch. Step into the screened porch and envision your dream oasis. Located in Barnsdall Schools district, this home is bursting with potential to become your ideal haven. HUD # 405-106690

21. 2024-06-05
    status Pending 294-char remark

    Show marketing remark (294 chars)

    Enchanting two-story abode boasting four bedrooms, two baths, and ample storage space awaits your personal touch. Step into the screened porch and envision your dream oasis. Located in Barnsdall Schools district, this home is bursting with potential to become your ideal haven. HUD # 405-106690

22. 2024-05-25
    listed $60,000 Active 294-char remark

    Show marketing remark (294 chars)

    Enchanting two-story abode boasting four bedrooms, two baths, and ample storage space awaits your personal touch. Step into the screened porch and envision your dream oasis. Located in Barnsdall Schools district, this home is bursting with potential to become your ideal haven. HUD # 405-106690

23. 2021-12-20
    historical
24. 2021-09-20
    listed $68,000 Active
25. 2013-12-11
    soldstatus $65,000
26. 2013-12-10
    soldstatus $65,000
27. 2013-10-21
    historical
28. 2013-07-16
    listed $69,500
29. 1996-11-25
    soldstatus $70,000

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $1,828 · $152/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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,583
• − Mortgage interest: −$9,523
• − Property taxes: −$1,828
• − Insurance: −$850
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$4,945
• Taxable loss: −$4,056
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $-92/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: Barnsdall
• NCES district ID: 4003570
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $41,398
• Composite: 22.3/100
• National rank: #13494
• State rank: #373 of 513 in OK

Livability — Barnsdall

• Score: 64/100
• State rank: #166
• US rank: #13752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barnsdall, OK
• City population: 1,884
• Population (ZIP): 1,884

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 19% Native American 12% Hispanic / Latino 3%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.22%
• Current HPI: 323.7358
• 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

+142.9% since first listed

11 events — show timeline

• 2026-05-23 Listed $170,000 MLS Technology, Inc.
• 2024-07-10 Sold (MLS) $82,000 MLS Technology, Inc.
• 2024-06-05 Pending — MLS Technology, Inc.
• 2024-05-25 Listed $60,000 MLS Technology, Inc.
• 2021-12-20 Listing Removed — MLS Technology, Inc.
• 2021-09-20 Listed $68,000 MLS Technology, Inc.
• 2013-12-11 Sold (Public Records) $65,000 Public Records
• 2013-12-10 Sold (MLS) $65,000 MLS Technology, Inc.
• 2013-10-21 Listing Removed — MLS Technology, Inc.
• 2013-07-16 Listed $69,500 MLS Technology, Inc.
• 1996-11-25 Sold (Public Records) $70,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,828 · -0.7% YoY. Source: county tax records.