1518 Poplar St · Nash, OK 73761

$79,000

3 bd · 2.0 ba · 1,682 sqft · SingleFamily public records · 71 Days on market

Built 1965 Est $119k · 34% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 1518 Poplar St. This home is being sold as-is, offering a solid foundation for your finishing touches. Major improvements are already in place, including a HVAC system, installed 2025 plus windows and roof replaced approximately 10 years ago. With 1,601 sq ft MOL, the home features two living rooms for flexible use and a bonus flex room that makes an ideal office, hobby space, or playroom. The back porch has been enclosed, creating a bright spot to enjoy sunny days or additional storage. A great opportunity to customize a home with strong updates already completed.

Key facts

• Enclosed back porch
• Windows replaced
• Bonus flex room

Tags

• NEW HVAC SYSTEM
• WINDOWS REPLACED
• ROOF REPLACED
• TWO LIVING ROOMS
• BONUS FLEX ROOM
• ENCLOSED BACK PORCH

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Composition roof
• Exterior features: Corner lot; North-facing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $24 ($289/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#16 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Timberlake (rural): math 45% / reading 30% proficiency, ranked #130 of 513 in OK (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timberlake Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 208 students, 0% FRL); Timberlake Hs (math 50% / reading 30%, grade F, #25 of 447 statewide, top 8%, 68 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($546 loan paydown + $4k appreciation (5.1% local appreciation)).
• Grant County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $79k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.54% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.45%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $119,422
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1274 Elm St	0.21mi	4/2.0 (+1)	1,810 (+8%)	0mo	$128,000	$71	72

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

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.93×
• Total profit: $20,653
• Equity at exit: $45,461

10-year hold

• IRR: 15.2%
• Equity multiple: 3.77×
• Total profit: $61,316
• Equity at exit: $79,037

Cash invested: $22,120 (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 73761

• Home prices YoY: 3.9%
• Active inventory: 7
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $24

Break-even live

Break-even rent $1,186

Max offer price $79,000

Occupancy floor 93%

Sensitivity live

Price	-10% $69	-5% $46	+0% $24	+5% $2	+10% $-21
Rent	-10% $-72	-5% $-24	+0% $24	+5% $72	+10% $120
Rate	-1.0pp $64	-0.5pp $44	base $24	+0.5pp $4	+1.0pp $-17

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $79,000 Active 71 DOM
2. 2026-06-21
   days on market $79,000 Active 70 DOM
3. 2026-06-19
   days on market $79,000 Active 68 DOM
4. 2026-06-18
   days on market $79,000 Active 67 DOM
5. 2026-06-17
   days on market $79,000 Active 66 DOM
6. 2026-06-16
   days on market $79,000 Active 65 DOM
7. 2026-06-15
   days on market $79,000 Active 64 DOM
8. 2026-06-14
   days on market $79,000 Active 62 DOM
9. 2026-06-12
   days on market $79,000 Active 61 DOM
10. 2026-06-09
    days on market $79,000 Active 58 DOM
11. 2026-06-08
    days on market $79,000 Active 57 DOM
12. 2026-06-07
    days on market $79,000 Active 56 DOM
13. 2026-06-03
    days on market $79,000 Active 52 DOM
14. 2026-06-02
    days on market $79,000 Active 51 DOM
15. 2026-06-01
    days on market $79,000 Active 50 DOM
16. 2026-05-31
    days on market $79,000 Active 49 DOM
17. 2026-05-30
    days on market $79,000 Active 48 DOM
18. 2026-05-19
    price $79,000
19. 2026-04-12
    listed $89,000 Active
20. 1998-05-22
    soldstatus $47,000

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $759 · $63/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,599
• − Mortgage interest: −$4,425
• − Property taxes: −$759
• − Insurance: −$5,514
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,298
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $465/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: Timberlake
• NCES district ID: 4000013
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $46,887
• Composite: 34.68/100
• National rank: #10064
• State rank: #130 of 513 in OK

Livability — Nash

• Score: 73/100
• State rank: #16
• US rank: #5070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nash, OK
• Population (ZIP): 302

Population outlook (Grant County) Hauer SSP2

• Today (2025): 4,375 people
• By 2030: 4,328 · -1.1%
• By 2040: 4,348 · -0.6%
• By 2050: 4,536 · +3.7%
• By 2075: 5,336 · +22.0%
• By 2100: 5,501 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 4% Hispanic / Latino 2%
• Common ancestry: Iranian 1% European 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+70.5) · D 13.9% · R 84.4% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -56.3pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+73.5 2016: R+70.0 2012: R+62.0 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 135.633
• 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

+68.1% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $79,000 NWOAR
• 2026-04-12 Listed $89,000 NWOAR
• 1998-05-22 Sold (Public Records) $47,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $759 · +7.2% YoY. Source: county tax records.