415 S Washington St · Arnett, OK 73832

$120,000

2 bd · 1.0 ba · 1,551 sqft · SingleFamily public records · 233 Days on market

Built 1961 Est $124k · at est.

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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 +18.3/30.0
• ARV discount +9.0/15.0
• Appreciation +8.7/10.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a unique home with charm in a small community? Look no further! This 3 bedroom 2 full bathroom home fits that description! Master bedroom is separated from the other bedrooms. Laundry room has an outside entrance. Storage shed in the backyard to store your gardening tools and your mower.

Key facts

• Remodeled bathroom
• Fenced in backyard
• New windows

Tags

• BASEMENT WITH POOL TABLE
• REMODELED BATHROOM
• FENCED IN BACKYARD
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $110 ($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 $104k (12.9% below list).
• Recommended offer: $104k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#359 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime F.
• Arnett (rural): math 40% / reading 35% proficiency, ranked #118 of 513 in OK (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($830 loan paydown + $9k appreciation (7.4% local appreciation)).
• Ellis County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 233 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $104,468 (12.9% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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?
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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $124,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 S Madison	0.23mi	3/2.0 (+1)	1,680 (+8%)	22mo	$135,000	$80	49

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

Projected returns pro-forma

7.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.54×
• Total profit: $51,703
• Equity at exit: $86,209

10-year hold

• IRR: 20.1%
• Equity multiple: 5.31×
• Total profit: $144,729
• Equity at exit: $166,600

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 73832

• Home prices YoY: 4.6%
• Active inventory: 2
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $110

Break-even live

Break-even rent $906

Max offer price $120,000

Occupancy floor 84%

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 18 events

1. 2026-06-18
   days on market $120,000 Active 233 DOM
2. 2026-06-17
   days on market $120,000 Active 232 DOM
3. 2026-06-16
   days on market $120,000 Active 231 DOM
4. 2026-06-15
   days on market $120,000 Active 230 DOM
5. 2026-06-13
   days on market $120,000 Active 228 DOM
6. 2026-06-12
   days on market $120,000 Active 227 DOM
7. 2026-06-09
   days on market $120,000 Active 224 DOM
8. 2026-06-08
   days on market $120,000 Active 223 DOM
9. 2026-06-08
   days on market $120,000 Active 222 DOM
10. 2026-06-05
    days on market $120,000 Active 220 DOM
11. 2026-06-04
    days on market $120,000 Active 218 DOM
12. 2026-06-02
    days on market $120,000 Active 217 DOM
13. 2026-06-01
    days on market $120,000 Active 216 DOM
14. 2026-05-31
    days on market $120,000 Active 215 DOM
15. 2025-10-27
    listed $120,000 Active
16. 2020-08-25
    soldstatus $30,000 300-char remark

    Show marketing remark (300 chars)

    Looking for a unique home with charm in a small community? Look no further! This 3 bedroom 2 full bathroom home fits that description! Master bedroom is separated from the other bedrooms. Laundry room has an outside entrance. Storage shed in the backyard to store your gardening tools and your mower.

17. 2020-03-24
    listed $40,000 300-char remark

    Show marketing remark (300 chars)

    Looking for a unique home with charm in a small community? Look no further! This 3 bedroom 2 full bathroom home fits that description! Master bedroom is separated from the other bedrooms. Laundry room has an outside entrance. Storage shed in the backyard to store your gardening tools and your mower.

18. 2003-04-29
    soldstatus $26,000

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$644/yr (+$54/mo · 147.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,536
• − Mortgage interest: −$6,722
• − Property taxes: −$436
• − Insurance: −$600
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$3,491
• Taxable loss: −$718
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,488/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: Arnett
• NCES district ID: 4003240
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $53,148
• Composite: 35.26/100
• National rank: #9842
• State rank: #118 of 513 in OK

Livability — Arnett

• Score: 60/100
• State rank: #359
• US rank: #19180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnett, OK
• Population (ZIP): 1,012

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 4,446 people
• By 2030: 4,549 · +2.3%
• By 2040: 4,757 · +7.0%
• By 2050: 4,978 · +12.0%
• By 2075: 5,455 · +22.7%
• By 2100: 5,346 · +20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 4% Iranian 4% Slovak 3%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.7%
• 2008→2024 swing: -6.1pp toward R · 2008: -70.5pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+81.5 2016: R+79.7 2012: R+74.9 2008: R+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.39%
• Current HPI: 168.2389
• 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

+361.5% since first listed

4 events — show timeline

• 2025-10-27 Listed $120,000 Fizber.com
• 2020-08-25 Sold (MLS) $30,000 NWOAR
• 2020-03-24 Listed $40,000 NWOAR
• 2003-04-29 Sold (Public Records) $26,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $436 · +4.8% YoY. Source: county tax records.