127 S Washington St · Hobart, OK 73651

$29,500

3 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 429 Days on market

Built 1918 7,501 sqft 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

N/A

Key facts

• 7,501 sq ft lot
• Built 1918
• Listed 428 days

Property features AI

Finance

• Other: Not homestead; No storm shelter; Located in Hobart addition
• Financial info: Listing offered As Is, Cash, or Conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Other parking
• Utilities: Electricity available; Public utilities
• Home design: Single-family residence; One level; Residential property
• Construction: Composition roof; Other construction materials; Post-tension foundation; Existing property
• Exterior features: Covered patio; Interior lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window unit(s) for cooling
• Interior features: No fireplace; No built-in appliances listed
• Laundry & utility: No washer/dryer listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.4% vs local median 8.3% in Hobart — 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 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 $3k of equity ($204 loan paydown + $3k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, 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 429 days — a 12% lower offer ($26k) 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 $4k; list at $30k implies a 602% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $25,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 429 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.19% ✓
• Cap rate: 38.38%
• Cash-on-cash: 114.59%
• DSCR: 6.10
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $82,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N Washington	0.17mi	3/2.0	1,416 (+7%)	9mo	$139,500	$99	69
229 S Hill St	0.19mi	2/1.0 (-1)	1,254 (-5%)	15mo	$45,000	$36	65
415 N Hitchcock St	0.52mi	3/1.0	1,372 (+4%)	6mo	$5,000	$4	65
512 N Randlett St	0.48mi	3/1.0	1,248 (-6%)	11mo	$115,000	$92	59
613 N Broadway	0.57mi	3/2.0	1,407 (+6%)	6mo	$115,000	$82	54
325 W Dogwood St	0.51mi	2/1.0 (-1)	1,246 (-6%)	9mo	$73,000	$59	54
118 S Hitchcock St	0.34mi	3/1.0	1,456 (+10%)	20mo	$11,666	$8	51
409 S Park Rd	0.64mi	3/1.0	1,366 (+3%)	18mo	$79,000	$58	50
416 S Hill St	0.27mi	2/1.0 (-1)	1,188 (-10%)	20mo	$16,666	$14	48
829 S Washington St	0.65mi	2/2.0 (-1)	1,375 (+4%)	10mo	$130,000	$95	46
329 N Bailey St	0.54mi	3/2.0	1,132 (-14%)	4mo	$70,000	$62	43
200 S Pueblo Ave	0.55mi	3/2.0	1,232 (-7%)	19mo	$100,000	$81	43

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: —
• Equity multiple: 9.03×
• Total profit: $66,314
• Equity at exit: $26,576

10-year hold

• IRR: —
• Equity multiple: 19.86×
• Total profit: $155,797
• Equity at exit: $57,312

Cash invested: $8,260 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$155
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $789

Break-even live

Break-even rent $239

Max offer price $29,500

Occupancy floor 31%

Sensitivity live

Price	-10% $805	-5% $797	+0% $789	+5% $780	+10% $772
Rent	-10% $691	-5% $740	+0% $789	+5% $838	+10% $887
Rate	-1.0pp $804	-0.5pp $796	base $789	+0.5pp $781	+1.0pp $773

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $29,500 Active 429 DOM
2. 2026-06-17
   days on market $29,500 Active 428 DOM
3. 2026-06-16
   days on market $29,500 Active 427 DOM
4. 2026-06-15
   days on market $29,500 Active 426 DOM
5. 2026-06-13
   days on market $29,500 Active 424 DOM
6. 2026-06-12
   days on market $29,500 Active 423 DOM
7. 2026-06-09
   days on market $29,500 Active 420 DOM
8. 2026-06-08
   days on market $29,500 Active 419 DOM
9. 2026-06-08
   days on market $29,500 Active 418 DOM
10. 2026-06-05
    days on market $29,500 Active 416 DOM
11. 2026-06-04
    days on market $29,500 Active 414 DOM
12. 2026-06-02
    days on market $29,500 Active 413 DOM
13. 2026-06-01
    days on market $29,500 Active 412 DOM
14. 2026-05-31
    days on market $29,500 Active 411 DOM
15. 2025-04-15
    listed $29,500 Active
16. 2020-03-13
    soldstatus $4,200 3-char remark

    Show marketing remark (3 chars)

    N/A

17. 2020-02-25
    listed $4,200 3-char remark

    Show marketing remark (3 chars)

    N/A

18. 2008-06-03
    soldstatus $18,000
19. 1997-04-10
    soldstatus $10,000

ⓘ 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: $262 · $22/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$4/yr ($0/mo · 1.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $14,850
• − Mortgage interest: −$1,652
• − Property taxes: −$262
• − Insurance: −$148
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$858
• Taxable income: $9,554
• Est. tax owed @ 24.0%: −$2,293
• After-tax cash flow: $7,173/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

+195.0% since first listed

5 events — show timeline

• 2025-04-15 Listed $29,500 MLSOK
• 2020-03-13 Sold (MLS) $4,200 MLSOK
• 2020-02-25 Listed $4,200 MLSOK
• 2008-06-03 Sold (Public Records) $18,000 Public Records
• 1997-04-10 Sold (Public Records) $10,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $262 · +5.2% YoY. Source: county tax records.