220 N Chestnut Ave · Copan, OK 74022

$120,000

4 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 25 Days on market

Built 1960 0.35 ac lot Est $185k · 35% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Adorable 4BR home with many recent upgrades; new windows, guttering & roof in 2010. New heat/air unit in 2013. Tile flooring done within the last 6 years. Great Buy!!

Key facts

• Large kitchen
• Updated hall bath
• Large walk-in shower

Tags

• LARGE KITCHEN
• NEWER GAS STOVE
• UPDATED HALL BATH
• LARGE WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Gutters noted as a community/feature item

Exterior

• Parking: Gravel driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; High-speed internet available
• Home design: Single-story home; Faces west; Crawlspace foundation; HardiPlank and wood frame construction; Asphalt/fiberglass roof
• Construction: Built per public records; HardiPlank type siding; Wood frame; Asphalt/fiberglass roofing; Crawlspace foundation
• Exterior features: Patio; Gravel driveway; Rain gutters; Chain link fencing; Storage shed(s)

Interior

• Kitchen: Kitchen with island and breakfast nook; Gas range; Oven; Refrigerator; Plumbed for ice maker
• Bedrooms: Multiple first-floor bedrooms, including a master suite with private bath and separate closets; Additional bedrooms on the first floor (no en-suite)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms; Hall full bath with separate shower; Master bath with bathtub
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; High-speed internet available; Laminate countertops; Ceiling fan(s); Gas range/oven connections; Vinyl windows
• Laundry & utility: Interior utility/laundry room (first floor); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#538 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Copan (rural): math 6% / reading 15% proficiency, ranked #488 of 513 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $184,680
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 S Baker St	0.25mi	3/2.0 (-1)	1,516 (-6%)	10mo	$85,000	$56	64
302 S Chestnut St	0.42mi	3/1.5 (-1)	1,463 (-10%)	4mo	$168,800	$115	54
374 S Hickory Dr	0.55mi	3/2.0 (-1)	1,656 (+2%)	15mo	$105,000	$63	54
300 W Weldon Ave	0.59mi	3/1.5 (-1)	1,444 (-11%)	1mo	$165,000	$114	46
343 S Caney St	0.54mi	3/2.0 (-1)	1,815 (+12%)	9mo	$220,000	$121	42

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: 16.3%
• Equity multiple: 1.93×
• Total profit: $31,170
• Equity at exit: $53,957

10-year hold

• IRR: 17.8%
• Equity multiple: 3.60×
• Total profit: $87,423
• Equity at exit: $83,154

Cash invested: $33,600 (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 74022

• Active inventory: 9
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $263

Break-even live

Break-even rent $912

Max offer price $120,000

Occupancy floor 74%

Sensitivity live

Price	-10% $331	-5% $297	+0% $263	+5% $229	+10% $195
Rent	-10% $165	-5% $214	+0% $263	+5% $312	+10% $362
Rate	-1.0pp $324	-0.5pp $294	base $263	+0.5pp $232	+1.0pp $200

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   status $120,000 Pending 25 DOM
2. 2026-06-18
   days on market $120,000 Active 25 DOM
3. 2026-06-17
   days on market $120,000 Active 24 DOM
4. 2026-06-16
   days on market $120,000 Active 23 DOM
5. 2026-06-15
   days on market $120,000 Active 22 DOM
6. 2026-06-14
   days on market $120,000 Active 20 DOM
7. 2026-06-12
   days on market $120,000 Active 19 DOM
8. 2026-06-09
   days on market $120,000 Active 16 DOM
9. 2026-06-09
   remarks 562-char remark
10. 2026-06-08
    days on market $120,000 Active 15 DOM
11. 2026-06-07
    days on market $120,000 Active 14 DOM
12. 2026-06-05
    days on market $120,000 Active 11 DOM
13. 2026-06-03
    days on market $120,000 Active 10 DOM
14. 2026-06-02
    days on market $120,000 Active 9 DOM
15. 2026-06-01
    days on market $120,000 Active 8 DOM
16. 2026-05-31
    days on market $120,000 Active 7 DOM
17. 2026-05-30
    days on market $120,000 Active 6 DOM
18. 2026-05-18
    status Pending
19. 2026-05-14
    listed $120,000 Active
20. 2015-02-02
    soldstatus $70,000
21. 2015-01-30
    soldstatus $70,000 172-char remark

    Show marketing remark (172 chars)

    Adorable 4BR home with many recent upgrades; new windows, guttering & roof in 2010. New heat/air unit in 2013. Tile flooring done within the last 6 years. Great Buy!!

22. 2014-09-22
    historical 172-char remark

    Show marketing remark (172 chars)

    Adorable 4BR home with many recent upgrades; new windows, guttering & roof in 2010. New heat/air unit in 2013. Tile flooring done within the last 6 years. Great Buy!!

23. 2014-03-28
    listed $74,900 172-char remark

    Show marketing remark (172 chars)

    Adorable 4BR home with many recent upgrades; new windows, guttering & roof in 2010. New heat/air unit in 2013. Tile flooring done within the last 6 years. Great Buy!!

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$590/yr (+$49/mo · 120.4%)

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

Taxation est. · year 1

• Rental income: $14,937
• − Mortgage interest: −$6,722
• − Property taxes: −$490
• − Insurance: −$600
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,491
• Taxable income: $1,244
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,860/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: Copan
• NCES district ID: 4008610
• Math proficiency: 6% ▼ -4.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $49,074
• Composite: 13.56/100
• National rank: #14485
• State rank: #488 of 513 in OK

Livability — Copan

• Score: 56/100
• State rank: #538
• US rank: #23068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copan, OK
• Population (ZIP): 1,710

Population outlook (Washington County) Hauer SSP2

• Today (2025): 54,946 people
• By 2030: 56,249 · +2.4%
• By 2040: 58,867 · +7.1%
• By 2050: 61,600 · +12.1%
• By 2075: 69,355 · +26.2%
• By 2100: 73,067 · +33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 15% Native American 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 3% Italian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+47.6) · D 25.0% · R 72.7% · Other 2.4%
• 2008→2024 swing: -3.1pp toward R · 2008: -44.6pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+48.0 2016: R+48.5 2012: R+47.8 2008: R+44.6

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

+60.2% since first listed

6 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-05-14 Listed $120,000 MLS Technology, Inc.
• 2015-02-02 Sold (Public Records) $70,000 Public Records
• 2015-01-30 Sold (MLS) $70,000 MLS Technology, Inc.
• 2014-09-22 Listing Removed — MLS Technology, Inc.
• 2014-03-28 Listed $74,900 MLS Technology, Inc.

Property tax history

+21.8%/yr

Latest (2025): $490 · +3.8% YoY. Source: county tax records.