307 N Foreman St · Vinita, OK 74301

$125,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 2 Days on market

Built 1925 0.32 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 +19.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Come take a look at this cute dollhouse! Fully remodeled home. Stripped all the way down and rebuilt, new floor, dry wall, Roof, fixtures, windows, HVAC. .. I think you got the idea. The kitchen has a gas stove, dishwasher, garbage disposal, and yes, guess what? They are new too! Nice big yard and detached garage. I can just see this place decorated cute on the front porch with beautiful plants. This one is easy to show, so give us a call today!

Key facts

• Fully remodeled home
• New hvac
• New fixtures

Tags

• FULLY REMODELED HOME
• NEW FLOOR
• NEW ROOF
• NEW FIXTURES
• NEW WINDOWS
• NEW HVAC

Property features AI

Exterior

• Parking: Detached garage with workshop; 1 garage space
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Masonite and wood frame construction; Asphalt/fiberglass roof; Built in public-records year
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Oven; Range; Disposal; Gas water heater
• Flooring: Wood veneer
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Gas range connection; Gas oven connection; Vinyl window frames
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $110k (12.0% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 1 comparable units currently listed for rent nearby; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,000 (12.0% 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: 0.88% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $80,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 N Brewer St	0.19mi	2/1.0	1,080 (+7%)	11mo	$138,000	$128	70
125 S Ross St	0.50mi	2/1.0	1,043 (+4%)	16mo	$29,000	$28	58
225 N 2nd	0.71mi	2/1.0	994 (-1%)	11mo	$15,000	$15	55
330 S Miller St	0.65mi	2/1.0	944 (-6%)	7mo	$27,000	$29	53
549 N Adair St N	0.48mi	2/1.0	1,100 (+9%)	21mo	$136,000	$124	45
235 N 2nd	0.71mi	2/1.0	904 (-10%)	11mo	$15,000	$17	40
401 S Brewer St	0.72mi	2/1.0	867 (-14%)	8mo	$105,000	$121	36
453 N 2nd St	0.75mi	2/1.0	864 (-14%)	17mo	$69,000	$80	27
708 N Smith St	0.69mi	3/1.5 (+1)	1,150 (+14%)	22mo	$167,500	$146	19

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: 27.7%
• Equity multiple: 3.20×
• Total profit: $76,886
• Equity at exit: $112,610

10-year hold

• IRR: 24.2%
• Equity multiple: 7.27×
• Total profit: $219,307
• Equity at exit: $242,848

Cash invested: $35,000 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $139

Break-even live

Break-even rent $924

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S 5th St Vinita, OK	2.0	1.0	970	$1,100	$1.13	1d	1	1.04mi

Listing history 2 events

1. 2026-05-31
   status $125,000 Pending 2 DOM
2. 2026-05-28
   listed $125,000 Active

ⓘ 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: $265 · $22/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$860/yr (+$72/mo · 324.5%)

ⓘ 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 ≥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: $13,200
• − Mortgage interest: −$7,002
• − Property taxes: −$265
• − Insurance: −$625
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,636
• Taxable loss: −$440
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,778/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

1 event — show timeline

• 2026-05-28 Listed $125,000 MLS Technology, Inc.

Property tax history

+0.5%/yr

Latest (2025): $265 · -2.9% YoY. Source: county tax records.