129 S Broadway · Hobart, OK 73651

$150,000

3 bd · 2.0 ba · 3,902 sqft · SingleFamily public records · 300 Days on market

Built 1930 10,498 sqft lot

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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 +13.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

New on the market! Brick 3218 sq. ft. home in Southwest Oklahoma with endless opportunities. Welcoming large entryway leading into the home. Spacious living room with tall ceiling and fireplace. Original hardwood flooring upstairs, plenty of windows to let in natural light. Some original wooden doors and hardware still remain. Sold as-is, call to schedule an appointment to view.

Key facts

• Large front porch
• French doors
• Original wood floors

Tags

• ORIGINAL WOOD FLOORS
• FRENCH DOORS
• EXPANSIVE FENCED BACKYARD
• LARGE FRONT PORCH
• BASEMENT FOR STORAGE

Property features AI

Finance

• Other: Located in the Hills Hobart addition; Directions: N Broadway into Hobart
• Financial info: Listing accepts Cash, Conventional, FHA or VA loans; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: Storm shelter
• Home design: Single family residence; Two-level home; Residential property; Existing property; Homestead eligible (homestead indicated)
• Construction: Brick and frame construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Covered porch; Corner lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Other heating
• Interior features: One living area; Dining area; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-5 ($-66/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.8% below list).
• Recommended offer: $131k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 8.3% in Hobart — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 53/100 on livability (#627 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, amenities F, commute F.
• Hobart (town): math 23% / reading 28% proficiency, ranked #110 of 270 in OK (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hobart Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 366 students, 0% FRL); Hobart Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 197 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 52 active listings in the ZIP.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $150k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,735 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.94×
• Total profit: $81,366
• Equity at exit: $135,132

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $239,926
• Equity at exit: $291,417

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 73651

• Home prices YoY: 8.0%
• Active inventory: 52
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-5

Break-even live

Break-even rent $1,314

Max offer price $149,034

Occupancy floor 95%

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 30 events

1. 2026-06-18
   days on market $150,000 Active 300 DOM
2. 2026-06-17
   days on market $150,000 Active 299 DOM
3. 2026-06-16
   days on market $150,000 Active 298 DOM
4. 2026-06-15
   days on market $150,000 Active 297 DOM
5. 2026-06-13
   days on market $150,000 Active 295 DOM
6. 2026-06-12
   days on market $150,000 Active 294 DOM
7. 2026-06-09
   days on market $150,000 Active 291 DOM
8. 2026-06-08
   days on market $150,000 Active 290 DOM
9. 2026-06-08
   days on market $150,000 Active 289 DOM
10. 2026-06-05
    days on market $150,000 Active 287 DOM
11. 2026-06-04
    days on market $150,000 Active 285 DOM
12. 2026-06-02
    days on market $150,000 Active 284 DOM
13. 2026-06-01
    days on market $150,000 Active 283 DOM
14. 2026-05-31
    days on market $150,000 Active 282 DOM
15. 2026-04-01
    price $150,000
16. 2025-08-19
    listed $200,000 Active
17. 2023-03-21
    soldstatus $67,500
18. 2023-03-17
    soldstatus $67,500 Closed 381-char remark

    Show marketing remark (381 chars)

    New on the market! Brick 3218 sq. ft. home in Southwest Oklahoma with endless opportunities. Welcoming large entryway leading into the home. Spacious living room with tall ceiling and fireplace. Original hardwood flooring upstairs, plenty of windows to let in natural light. Some original wooden doors and hardware still remain. Sold as-is, call to schedule an appointment to view.

19. 2023-02-17
    status Pending 381-char remark

    Show marketing remark (381 chars)

    New on the market! Brick 3218 sq. ft. home in Southwest Oklahoma with endless opportunities. Welcoming large entryway leading into the home. Spacious living room with tall ceiling and fireplace. Original hardwood flooring upstairs, plenty of windows to let in natural light. Some original wooden doors and hardware still remain. Sold as-is, call to schedule an appointment to view.

20. 2023-01-18
    listed $79,000 Active 381-char remark

    Show marketing remark (381 chars)

    New on the market! Brick 3218 sq. ft. home in Southwest Oklahoma with endless opportunities. Welcoming large entryway leading into the home. Spacious living room with tall ceiling and fireplace. Original hardwood flooring upstairs, plenty of windows to let in natural light. Some original wooden doors and hardware still remain. Sold as-is, call to schedule an appointment to view.

21. 2022-11-21
    soldstatus $23,000 Closed 320-char remark

    Show marketing remark (320 chars)

    Property is now under Auction terms. HUD case #421-574607 Recently renovated, 1930's Victorian style home on a large corner lot. Original hardwood flooring accent this charming, early century home. Homes like this are rare to find and this one is this one is in move in ready condition. All HUD homes are sold AS-IS.

22. 2022-09-28
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Property is now under Auction terms. HUD case #421-574607 Recently renovated, 1930's Victorian style home on a large corner lot. Original hardwood flooring accent this charming, early century home. Homes like this are rare to find and this one is this one is in move in ready condition. All HUD homes are sold AS-IS.

23. 2022-07-11
    price $78,570 320-char remark

    Show marketing remark (320 chars)

    Property is now under Auction terms. HUD case #421-574607 Recently renovated, 1930's Victorian style home on a large corner lot. Original hardwood flooring accent this charming, early century home. Homes like this are rare to find and this one is this one is in move in ready condition. All HUD homes are sold AS-IS.

24. 2022-06-14
    price $87,300 320-char remark

    Show marketing remark (320 chars)

    Property is now under Auction terms. HUD case #421-574607 Recently renovated, 1930's Victorian style home on a large corner lot. Original hardwood flooring accent this charming, early century home. Homes like this are rare to find and this one is this one is in move in ready condition. All HUD homes are sold AS-IS.

25. 2022-04-19
    listed $97,000 Active 320-char remark

    Show marketing remark (320 chars)

    Property is now under Auction terms. HUD case #421-574607 Recently renovated, 1930's Victorian style home on a large corner lot. Original hardwood flooring accent this charming, early century home. Homes like this are rare to find and this one is this one is in move in ready condition. All HUD homes are sold AS-IS.

26. 2018-12-03
    historical
27. 2018-10-23
    listed $189,500
28. 2016-10-18
    soldstatus $80,000
29. 2006-10-02
    soldstatus $146,000
30. 1995-12-22
    soldstatus $50,192

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $15,688
• − Mortgage interest: −$8,402
• − Property taxes: −$2,270
• − Insurance: −$750
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$4,364
• Taxable loss: −$2,608
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $560/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: Hobart
• NCES district ID: 4014700
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $36,779
• Composite: 21.2/100
• National rank: #8417
• State rank: #110 of 270 in OK

Livability — Hobart

• Score: 53/100
• State rank: #627
• US rank: #24677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hobart, OK
• City population: 4,070
• Population (ZIP): 4,070

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 10% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 8% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.68%
• Current HPI: 158.6311
• 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

+198.9% since first listed

16 events — show timeline

• 2026-04-01 Price Changed $150,000 MLSOK
• 2025-08-19 Listed $200,000 MLSOK
• 2023-03-21 Sold (Public Records) $67,500 Public Records
• 2023-03-17 Sold (MLS) $67,500 MLSOK
• 2023-02-17 Pending — MLSOK
• 2023-01-18 Listed $79,000 MLSOK
• 2022-11-21 Sold (MLS) $23,000 MLSOK
• 2022-09-28 Pending — MLSOK
• 2022-07-11 Price Changed $78,570 MLSOK
• 2022-06-14 Price Changed $87,300 MLSOK
• 2022-04-19 Listed $97,000 MLSOK
• 2018-12-03 Listing Removed — MLSOK
• 2018-10-23 Listed $189,500 MLSOK
• 2016-10-18 Sold (Public Records) $80,000 Public Records
• 2006-10-02 Sold (Public Records) $146,000 Public Records
• 1995-12-22 Sold (Public Records) $50,192 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,270 · -6.7% YoY. Source: county tax records.