303 E Main St · Ringling, OK 73456

$99,500

3 bd · 2.0 ba · 874 sqft · SingleFamily public records · 5 Days on market

Built 1949 0.36 ac lot

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

2 bed, 1 bath home located in the heart of Ringling! This property offers great functionality with a carport, storm shelter, and a workshop/storage building, perfect for hobbies, extra storage, or projects. Enjoy added privacy with a metal privacy fence, and step inside to find recent updates in the bathroom and laundry room, giving the home a fresh, updated feel where it counts. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this property checks all the boxes. For more information or to schedule a showing, give me a call!

Key facts

• 0.36 acre lot
• Built 1949
• Listed 5 days

Property features AI

Finance

• Other: Storm shelter on property
• Financial info: Listing terms: Cash, Conventional, Seller will accept FHA or VA
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One level; Facing north; Existing property
• Construction: Vinyl siding; Metal roof; Slab foundation; Built prior to or in 2026 (existing)
• Exterior features: Open patio; Outbuildings; Metal fencing; Corner lot

Interior

• Kitchen: Free‑standing gas range; Built‑in gas oven
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Water heater; No fireplace
• Laundry & utility: Washer/dryer hookup (water heater listed under appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $89k (11.0% below list).
• Recommended offer: $89k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#284 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Ringling (rural): math 15% / reading 20% proficiency, ranked #447 of 513 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ringling Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 209 students, 0% FRL); Ringling Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 96 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($688 loan paydown + $3k appreciation (3.0% local appreciation)).
• Jefferson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $100k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,527 (11.0% below list)

Questions for the listing agent

1. Built in 1949 — 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: 0.89% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $43,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 W K St	0.44mi	2/2.0 (-1)	896 (+2%)	3mo	$45,000	$50	68

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: 12.1%
• Equity multiple: 1.69×
• Total profit: $19,194
• Equity at exit: $44,740

10-year hold

• IRR: 14.1%
• Equity multiple: 3.09×
• Total profit: $58,106
• Equity at exit: $68,949

Cash invested: $27,860 (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 73456

• Active inventory: 11
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $114

Break-even live

Break-even rent $741

Max offer price $99,500

Occupancy floor 82%

Sensitivity live

Price	-10% $170	-5% $142	+0% $114	+5% $86	+10% $58
Rent	-10% $44	-5% $79	+0% $114	+5% $149	+10% $184
Rate	-1.0pp $164	-0.5pp $139	base $114	+0.5pp $88	+1.0pp $62

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-05-04
   listed $99,500 Active
3. 2000-12-26
   soldstatus $25,000

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$629/yr (+$52/mo · 236.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,623
• − Mortgage interest: −$5,574
• − Property taxes: −$266
• − Insurance: −$498
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$2,895
• Taxable loss: −$308
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $1,441/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: Ringling
• NCES district ID: 4025860
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $36,839
• Composite: 17.92/100
• National rank: #14101
• State rank: #447 of 513 in OK

Livability — Ringling

• Score: 61/100
• State rank: #284
• US rank: #17492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ringling, OK
• Population (ZIP): 1,659

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 5,922 people
• By 2030: 5,728 · -3.3%
• By 2040: 5,362 · -9.5%
• By 2050: 5,025 · -15.1%
• By 2075: 4,538 · -23.4%
• By 2100: 4,300 · -27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: European 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+71.6) · D 13.4% · R 85.0% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -34.5pp · 2024: -71.6pp
• All cycles: 2024: R+71.6 2020: R+71.6 2016: R+65.7 2012: R+46.1 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+298.0% since first listed

3 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2026-05-04 Listed $99,500 MLSOK
• 2000-12-26 Sold (Public Records) $25,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $266 · +2.7% YoY. Source: county tax records.