310 N Park Rd · Hobart, OK 73651

$89,000

3 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 277 Days on market

Built 1958 7,000 sqft lot Est $84k · 6% over

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +4.6/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Discover this inviting 3-bedroom, 1 full and 1 half-bath brick residence, competitively priced. . The property boasts durable construction, including a newly installed roof in April 2025, and efficient gas and electric heating systems. The home features a level entry, an open floor plan, and a convenient kitchen pass-through. The adaptable den includes built-in storage solutions, and the expansive primary suite offers a half bath and ample closet space. The property also includes a private, fenced backyard, a substantial storage building, a well-maintained lawn, and mature trees. A convenient rear alley provides access to the carport and an extended gravel parking area, suitable for vehicle

Key facts

• Well maintained lawn
• Newly installed roof
• Mature trees

Tags

• NEWLY INSTALLED ROOF
• PRIVATE FENCED BACKYARD
• SUBSTANTIAL STORAGE BUILDING
• WELL MAINTAINED LAWN
• MATURE TREES
• CONVENIENT REAR ALLEY

Property features AI

Finance

• Other: Legal addition: LAMBS HOBART; Flood/storm shelter: No; Occupied: No; Listing status: Active; Days on market: 193; Directions / showing contact available from listing agent
• Financial info: Assumable: No; Loan qualification: Unknown; Current price: $109,500; Taxes: $664
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead: No
• Home design: Single-family residence; Residential property; One story; Existing property
• Construction: Brick and frame construction; Composition roof; Built (existing)
• Exterior features: Outbuildings; Storage; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Slab foundation
• Interior features: One-level home; Living area: 1,441 (assessor); No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $89k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $83,578
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 N Hitchcock St	0.21mi	3/1.0	1,372 (-5%)	6mo	$5,000	$4	73
309 N Stephens St	0.04mi	3/2.0	1,520 (+6%)	24mo	$48,000	$32	69
613 N Broadway	0.56mi	3/2.0	1,407 (-2%)	6mo	$115,000	$82	65
215 N Washington	0.56mi	3/2.0	1,416 (-2%)	9mo	$139,500	$99	64
118 S Hitchcock St	0.32mi	3/1.0	1,456 (+1%)	20mo	$11,666	$8	62
409 S Park Rd	0.50mi	3/1.0	1,366 (-5%)	18mo	$79,000	$58	49
326 N Washington St	0.59mi	3/2.0	1,523 (+6%)	18mo	$83,100	$55	48
200 S Pueblo Ave	0.30mi	3/2.0	1,232 (-14%)	19mo	$100,000	$81	46
512 N Randlett St	0.40mi	3/1.0	1,248 (-13%)	11mo	$115,000	$92	46
325 W Dogwood St	0.49mi	2/1.0 (-1)	1,246 (-14%)	9mo	$73,000	$59	38
229 S Hill St	0.54mi	2/1.0 (-1)	1,254 (-13%)	15mo	$45,000	$36	32

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: 39.6%
• Equity multiple: 4.04×
• Total profit: $75,667
• Equity at exit: $80,178

10-year hold

• IRR: 34.2%
• Equity multiple: 9.08×
• Total profit: $201,398
• Equity at exit: $172,907

Cash invested: $24,920 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $427

Break-even live

Break-even rent $708

Max offer price $89,000

Occupancy floor 61%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $89,000 Active 277 DOM
2. 2026-06-17
   days on market $89,000 Active 276 DOM
3. 2026-06-16
   days on market $89,000 Active 275 DOM
4. 2026-06-15
   days on market $89,000 Active 274 DOM
5. 2026-06-13
   days on market $89,000 Active 272 DOM
6. 2026-06-12
   days on market $89,000 Active 271 DOM
7. 2026-06-09
   days on market $89,000 Active 268 DOM
8. 2026-06-08
   days on market $89,000 Active 267 DOM
9. 2026-06-08
   days on market $89,000 Active 266 DOM
10. 2026-06-05
    days on market $89,000 Active 264 DOM
11. 2026-06-04
    days on market $89,000 Active 262 DOM
12. 2026-06-02
    days on market $89,000 Active 261 DOM
13. 2026-06-01
    days on market $89,000 Active 260 DOM
14. 2026-05-31
    days on market $89,000 Active 259 DOM
15. 2026-05-18
    price $94,500
16. 2026-05-15
    price $99,500
17. 2026-01-14
    price $109,500
18. 2025-11-11
    price $114,500
19. 2025-11-10
    price $314,500
20. 2025-09-14
    listed $120,000 Active
21. 2012-02-24
    soldstatus $55,000
22. 1998-02-27
    soldstatus $20,000

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$137/yr (+$11/mo · 20.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,983
• − Mortgage interest: −$4,985
• − Property taxes: −$664
• − Insurance: −$445
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,589
• Taxable income: $3,902
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $4,190/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

+372.5% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $94,500 MLSOK
• 2026-05-15 Price Changed $99,500 MLSOK
• 2026-01-14 Price Changed $109,500 MLSOK
• 2025-11-11 Price Changed $114,500 MLSOK
• 2025-11-10 Price Changed $314,500 MLSOK
• 2025-09-14 Listed $120,000 MLSOK
• 2012-02-24 Sold (Public Records) $55,000 Public Records
• 1998-02-27 Sold (Public Records) $20,000 Public Records

Property tax history

+2.7%/yr

Latest (2023): $664 · -7.6% YoY. Source: county tax records.