305 W Commercial St · Inola, OK 74036

$89,900

2 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 52 Days on market

Built 1954 0.32 ac lot ↓ 10% since listing

---

Why this score? — see what drove the B- 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Property sold at time of listing. For statistical purposes only

Key facts

• Breakfast nook
• Detached shop
• Close to major roads

Tags

• DETACHED SHOP
• CLOSE TO MAJOR ROADS
• BREAKFAST NOOK

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces southeast; Slab foundation
• Construction: Asphalt/fiberglass roof
• Exterior features: Porch; Workshop structure; No additional exterior features listed

Interior

• Flooring: Concrete floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl window features; Laminate countertops
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.5% in Inola — 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 66/100 on livability (#106 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Inola (rural): math 21% / reading 22% proficiency, ranked #140 of 270 in OK (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 63 active listings in the ZIP; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $622 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Rogers County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $269,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Hazel Ave	0.23mi	3/2.0 (+1)	1,572 (+0%)	13mo	$305,000	$194	69
310 A St NW	0.31mi	3/2.0 (+1)	1,537 (-2%)	10mo	$285,000	$185	65
20 Dylan Dr	0.24mi	3/2.0 (+1)	1,648 (+5%)	10mo	$315,000	$191	63
24 Faye Ave	0.30mi	3/2.0 (+1)	1,505 (-4%)	10mo	$260,000	$173	62
323 A St NW	0.34mi	3/2.0 (+1)	1,440 (-8%)	2mo	$248,000	$172	60
5 B St NW	0.10mi	3/2.0 (+1)	1,403 (-10%)	16mo	$190,000	$135	55
29 Faye Ave	0.34mi	3/2.0 (+1)	1,478 (-6%)	14mo	$255,000	$173	54
7 Riding St W	0.59mi	3/1.5 (+1)	1,613 (+3%)	15mo	$140,000	$87	48
28 Riding St	0.62mi	3/2.0 (+1)	1,476 (-6%)	6mo	$206,000	$140	47
202 NE B St NE	0.49mi	3/2.0 (+1)	1,449 (-8%)	11mo	$195,000	$135	46
234 C St SE	0.49mi	3/2.0 (+1)	1,344 (-14%)	11mo	$210,000	$156	35
223 Suburban Ln	0.43mi	3/2.5 (+1)	1,388 (-12%)	18mo	$201,000	$145	35

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

Projected returns pro-forma

-1.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.27×
• Total profit: $6,822
• Equity at exit: $18,993

10-year hold

• IRR: 13.5%
• Equity multiple: 2.25×
• Total profit: $31,521
• Equity at exit: $17,719

Cash invested: $25,172 (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 74036

• Home prices YoY: -0.6%
• Active inventory: 63
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $253

Break-even live

Break-even rent $773

Max offer price $89,900

Occupancy floor 72%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-19
   status Active
2. 2026-04-30
   status Pending
3. 2026-04-16
   price $89,900
4. 2026-03-17
   listed $99,900 Active
5. 2025-10-07
   historical
6. 2025-10-06
   price $185,000
7. 2025-08-15
   price $190,000
8. 2025-07-03
   price $195,500
9. 2025-05-27
   price $225,000
10. 2025-05-21
    listed $229,000 Active
11. 2021-07-02
    soldstatus $150,000 Closed 63-char remark

    Show marketing remark (63 chars)

    Property sold at time of listing. For statistical purposes only

12. 2021-04-30
    historical 63-char remark

    Show marketing remark (63 chars)

    Property sold at time of listing. For statistical purposes only

13. 2021-04-30
    listed $150,000 63-char remark

    Show marketing remark (63 chars)

    Property sold at time of listing. For statistical purposes only

14. 2009-03-27
    soldstatus $100,000

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $1,220 · $102/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,121
• − Mortgage interest: −$5,036
• − Property taxes: −$1,220
• − Insurance: −$450
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,615
• Taxable income: $1,701
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,630/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: Inola
• NCES district ID: 4015480
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $54,748
• Composite: 19.61/100
• National rank: #8751
• State rank: #140 of 270 in OK

Livability — Inola

• Score: 66/100
• State rank: #106
• US rank: #11471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inola, OK
• City population: 7,456
• Population (ZIP): 7,456

Population outlook (Rogers County) Hauer SSP2

• Today (2025): 100,211 people
• By 2030: 104,381 · +4.2%
• By 2040: 111,567 · +11.3%
• By 2050: 116,791 · +16.5%
• By 2075: 129,134 · +28.9%
• By 2100: 132,326 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 8% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · German/W. Germanic 6% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Rogers

• 2024 margin: Solid R (+55.0) · D 21.6% · R 76.6% · Other 1.7%
• 2008→2024 swing: -10.9pp toward R · 2008: -44.1pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.9 2016: R+56.3 2012: R+50.1 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.63%
• Current HPI: 252.487
• 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

-10.1% since first listed

14 events — show timeline

• 2026-05-19 Relisted — MLS Technology, Inc.
• 2026-04-30 Pending — MLS Technology, Inc.
• 2026-04-16 Price Changed $89,900 MLS Technology, Inc.
• 2026-03-17 Listed $99,900 MLS Technology, Inc.
• 2025-10-07 Listing Removed — MLS Technology, Inc.
• 2025-10-06 Price Changed $185,000 MLS Technology, Inc.
• 2025-08-15 Price Changed $190,000 MLS Technology, Inc.
• 2025-07-03 Price Changed $195,500 MLS Technology, Inc.
• 2025-05-27 Price Changed $225,000 MLS Technology, Inc.
• 2025-05-21 Listed $229,000 MLS Technology, Inc.
• 2021-07-02 Sold (MLS) $150,000 MLS Technology, Inc.
• 2021-04-30 Listing Removed — MLS Technology, Inc.
• 2021-04-30 Listed $150,000 MLS Technology, Inc.
• 2009-03-27 Sold (Public Records) $100,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,220 · -2.2% YoY. Source: county tax records.