610 W Canadian Ave · Vinita, OK 74301

$81,000

4 bd · 2.0 ba · 2,672 sqft · SingleFamily public records · 17 Days on market

Built 1925 4,884 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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Great location on popular st. Large 2 story with covered front porch with metal roof and vinyl siding. Home has 2 newer c/h/a systems. Sale includes: dishwasher, stove, refrigerator and washer & dryer.

Key facts

• Covered front porch
• Metal roof
• Vinyl siding

Tags

• COVERED FRONT PORCH
• METAL ROOF
• VINYL SIDING

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Detached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: 2 stories; Faces south; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Metal roof; Built according to public records
• Exterior features: Covered porch; Chain link fencing; Mature trees

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Master bedroom with walk-in closet (Second level); Bedroom without bath (Second level); Bedroom without bath (First level)
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric); Central air conditioning; Electric water heater
• Interior features: Vinyl windows; Insulated doors; Laminate counters
• Laundry & utility: Washer hookup; Utility room (inside)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $80k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 4.7% in Vinita — 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 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($560 loan paydown + $8k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k 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 ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,785 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.61% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.78%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $336,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 N Miller St	0.45mi	4/3.0	2,442 (-9%)	6mo	$225,000	$92	56
1103 W Canadian Ave	0.42mi	3/3.0 (-1)	2,500 (-6%)	24mo	$315,000	$126	40

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: 43.7%
• Equity multiple: 4.31×
• Total profit: $75,152
• Equity at exit: $72,971

10-year hold

• IRR: 37.8%
• Equity multiple: 9.68×
• Total profit: $196,929
• Equity at exit: $157,365

Cash invested: $22,680 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $487

Break-even live

Break-even rent $688

Max offer price $81,000

Occupancy floor 58%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $81,000 Active 17 DOM
2. 2026-06-17
   days on market $81,000 Active 16 DOM
3. 2026-06-16
   days on market $81,000 Active 15 DOM
4. 2026-06-15
   days on market $81,000 Active 14 DOM
5. 2026-06-13
   days on market $81,000 Active 12 DOM
6. 2026-06-12
   days on market $81,000 Active 11 DOM
7. 2026-06-09
   days on market $81,000 Active 8 DOM
8. 2026-06-08
   days on market $81,000 Active 7 DOM
9. 2026-06-08
   days on market $81,000 Active 6 DOM
10. 2026-06-07
    days on market $81,000 Active 5 DOM
11. 2026-06-04
    days on market $81,000 Active 2 DOM
12. 2026-06-01
    remarks 102-char remark
13. 2026-06-01
    listed $81,000 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: $1,023 · $85/mo
• Projected year-2 tax: $1,023 · $85/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,660
• − Mortgage interest: −$4,537
• − Property taxes: −$1,023
• − Insurance: −$405
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$2,356
• Taxable income: $4,832
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $4,686/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+170.0% since first listed

13 events — show timeline

• 2026-05-31 Listed $81,000 MLS Technology, Inc.
• 2016-07-29 Sold (Public Records) $90,000 Public Records
• 2016-07-29 Sold (MLS) $90,000 MLS Technology, Inc.
• 2016-04-12 Listed $92,000 MLS Technology, Inc.
• 2016-04-06 Listing Removed — MLS Technology, Inc.
• 2015-10-06 Listed $88,500 MLS Technology, Inc.
• 2015-10-02 Listing Removed — MLS Technology, Inc.
• 2015-05-11 Listed $88,500 MLS Technology, Inc.
• 2015-04-02 Listing Removed — MLS Technology, Inc.
• 2014-10-03 Listed $98,500 MLS Technology, Inc.
• 2011-05-13 Sold (MLS) $14,000 MLS Technology, Inc.
• 2011-03-21 Listed $14,900 MLS Technology, Inc.
• 1998-11-03 Sold (Public Records) $30,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,023 · +4.2% YoY. Source: county tax records.