723 E 9th St · New Cordell, OK 73632

$150,000

4 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 160 Days on market

Built 1982 10,498 sqft lot Est $132k · 14% 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 +15.8/30.0
• DSCR +4.9/10.0
• Appreciation +3.3/10.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks MLS

Home is being sold in AS IN condition. Potential of 3 Bedroom 1.5 Bath and 2 living areas. 3 outbuildings within the fenced yard. One outbuilding has electricity. White vinyl fence in great shape. Additional lots come with this purchase

Key facts

• Large covered porch
• Large corner lot
• Chicken coop

Tags

• LARGE CORNER LOT
• VINYL-FENCED BACKYARD
• TWO LARGE OUTBUILDINGS
• CHICKEN COOP
• LARGE COVERED PORCH
• NEW CENTRAL HEAT AND AIR UNIT

Property features AI

Finance

• Financial info: Cash or conventional financing accepted; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: Public utilities
• Home design: Single family residence; One-level home; Residential property
• Construction: Stone construction; Composition roof; Slab foundation; Existing structure
• Exterior features: Covered patio; Covered porch; Barn(s); Outbuildings; Workshop; Vinyl fencing; Corner lot

Interior

• Kitchen: Electric oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring; Concrete flooring
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Bonus room
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $68 ($817/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (19.0% below list).
• Recommended offer: $122k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#335 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Cordell (town): math 37% / reading 33% proficiency, ranked #33 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cordell Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 358 students, 0% FRL); Cordell Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 104 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: 38 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $150k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,569 (19.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 0.81% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $131,600
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 E 8th St	0.09mi	4/2.0	1,496 (+14%)	11mo	$149,000	$100	64
506 Russell Ave	0.41mi	3/2.0 (-1)	1,189 (-10%)	4mo	$151,000	$127	56
401 E 14th St	0.49mi	3/2.0 (-1)	1,350 (+3%)	16mo	$400,000	$296	55
1600 Crestview Dr	0.72mi	3/2.0 (-1)	1,302 (-1%)	6mo	$125,000	$96	54
1311 N College St	0.65mi	3/2.0 (-1)	1,356 (+3%)	12mo	$75,000	$55	49
119 N Linwood St	0.65mi	3/1.0 (-1)	1,373 (+4%)	6mo	$60,000	$44	48
1623 Crestview Dr	0.74mi	3/2.0 (-1)	1,480 (+12%)	10mo	$155,000	$105	32
223 N Market St	0.69mi	3/1.0 (-1)	1,503 (+14%)	10mo	$65,000	$43	27

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-20,039
• Equity at exit: $22,365

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-12,149
• Equity at exit: $12,969

Cash invested: $42,000 (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 73632

• Home prices YoY: -1.6%
• Active inventory: 38
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $68

Break-even live

Break-even rent $1,129

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 160 DOM
2. 2026-06-17
   days on market $150,000 Active 159 DOM
3. 2026-06-16
   days on market $150,000 Active 158 DOM
4. 2026-06-15
   days on market $150,000 Active 157 DOM
5. 2026-06-13
   days on market $150,000 Active 155 DOM
6. 2026-06-12
   days on market $150,000 Active 154 DOM
7. 2026-06-09
   days on market $150,000 Active 151 DOM
8. 2026-06-08
   days on market $150,000 Active 150 DOM
9. 2026-06-08
   days on market $150,000 Active 149 DOM
10. 2026-06-07
    days on market $150,000 Active 148 DOM
11. 2026-06-04
    days on market $150,000 Active 145 DOM
12. 2026-06-02
    days on market $150,000 Active 144 DOM
13. 2026-06-01
    days on market $150,000 Active 143 DOM
14. 2026-05-31
    days on market $150,000 Active 142 DOM
15. 2026-04-08
    price $150,000
16. 2026-01-09
    listed $160,000 Active
17. 2020-06-03
    soldstatus $53,000
18. 2020-06-01
    soldstatus $53,000 239-char remark

    Show marketing remark (239 chars)

    Home is being sold in AS IN condition. Potential of 3 Bedroom 1.5 Bath and 2 living areas. 3 outbuildings within the fenced yard. One outbuilding has electricity. White vinyl fence in great shape. Additional lots come with this purchase

19. 2020-02-14
    listed $69,900 239-char remark

    Show marketing remark (239 chars)

    Home is being sold in AS IN condition. Potential of 3 Bedroom 1.5 Bath and 2 living areas. 3 outbuildings within the fenced yard. One outbuilding has electricity. White vinyl fence in great shape. Additional lots come with this purchase

20. 2000-01-28
    soldstatus $55,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$832/yr (+$69/mo · 160.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,588
• − Mortgage interest: −$8,402
• − Property taxes: −$518
• − Insurance: −$750
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,364
• Taxable loss: −$1,780
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $1,245/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: Cordell
• NCES district ID: 4008640
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $48,294
• Composite: 30.21/100
• National rank: #6304
• State rank: #33 of 270 in OK

Livability — New Cordell

• Score: 60/100
• State rank: #335
• US rank: #18607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cordell, OK
• Population (ZIP): 3,041

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Iranian 2% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.38%
• Current HPI: 203.69
• 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

+172.7% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $150,000 MLSOK
• 2026-01-09 Listed $160,000 MLSOK
• 2020-06-03 Sold (Public Records) $53,000 Public Records
• 2020-06-01 Sold (MLS) $53,000 MLSOK
• 2020-02-14 Listed $69,900 MLSOK
• 2000-01-28 Sold (Public Records) $55,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $518 · +5.7% YoY. Source: county tax records.