819 N Broadway Ave · Hobart, OK 73651

$152,000

3 bd · 3.0 ba · 2,204 sqft · SingleFamily public records · 82 Days on market

Built 1981 0.98 ac lot Est $130k · 17% over

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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 +15.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

Spacious 2-Story Townhome on 0.98 Acres – Hobart, OK Welcome to 819 N Broadway Ave, a rare opportunity to own a spacious 2-story townhome situated on an impressive 0.98-acre lot in Hobart! Priced at 162,000, this property offers the perfect blend of space, comfort, and value. Boasting 2,299 square feet, this home features 3 bedrooms and 3 bathrooms, providing plenty of room for families, guests, or even a home office setup. The layout offers generous living spaces with great flow, ideal for both everyday living and entertaining. Upstairs includes a versatile bonus room , perfect for additional living space, a game room, or office. Downstairs, you’ll find a convenient half ba

Key facts

• Fenced in back patio
• Oversized lot
• 0.98 acre lot

Tags

• OVERSIZED LOT
• FENCED IN BACK PATIO
• COVERED CARPORT PARKING

Property features AI

Finance

• Other: Property listed as active; New listing; Model home: No; Living area reported as 2,204 (assessor); Directions: From W Iris Ave and S Broadway St go North and property is located on the E side of the Rd.
• Financial info: Loan qualification: Yes; Assumable: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security:
• Utilities:
• Home design: Single family residence; Two-level property; Residential property; Entry built status: Existing; Homestead exempt
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Interior lot; No exterior features listed

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Occupied
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $68 ($821/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 $133k (12.8% below list).
• Recommended offer: $133k (12.8% below list) — sets the bar for 1% rule.

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 $43k 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 82 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $132,590 (12.8% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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?
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: 0.87% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $130,036
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 E Hillcrest Ln	0.18mi	4/2.0 (+1)	2,226 (+1%)	14mo	$130,000	$58	69
204 E Hillcrest Rd	0.32mi	4/2.0 (+1)	2,200 (-0%)	9mo	$159,900	$73	69
601 N Broadway St	0.27mi	3/2.0	1,924 (-13%)	7mo	$58,000	$30	56
505 N Hitchcock St	0.45mi	4/2.0 (+1)	1,923 (-13%)	12mo	$165,000	$86	39
430 N Stephens St	0.55mi	3/2.5	2,438 (+11%)	24mo	$144,000	$59	35
305 N Broadway St	0.52mi	4/1.0 (+1)	1,960 (-11%)	13mo	$50,000	$26	34

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $87,118
• Equity at exit: $136,934

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $253,074
• Equity at exit: $295,303

Cash invested: $42,560 (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: $1,326 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $68

Break-even live

Break-even rent $1,239

Max offer price $152,000

Occupancy floor 90%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $152,000 Active 82 DOM
2. 2026-06-17
   days on market $152,000 Active 81 DOM
3. 2026-06-16
   days on market $152,000 Active 80 DOM
4. 2026-06-15
   days on market $152,000 Active 79 DOM
5. 2026-06-13
   days on market $152,000 Active 77 DOM
6. 2026-06-12
   days on market $152,000 Active 76 DOM
7. 2026-06-09
   pricedays on market $152,000 Active 73 DOM
8. 2026-06-08
   days on market $162,000 Active 72 DOM
9. 2026-06-08
   days on market $162,000 Active 71 DOM
10. 2026-06-05
    days on market $162,000 Active 69 DOM
11. 2026-06-04
    days on market $162,000 Active 67 DOM
12. 2026-06-02
    days on market $162,000 Active 66 DOM
13. 2026-06-01
    days on market $162,000 Active 65 DOM
14. 2026-05-31
    days on market $162,000 Active 64 DOM
15. 2026-03-28
    listed $162,000 Active
16. 2025-08-14
    historical
17. 2025-05-12
    price $159,000
18. 2025-02-14
    listed $169,500 Active
19. 2022-02-10
    soldstatus $117,000
20. 2020-02-05
    soldstatus $82,000
21. 2017-09-01
    soldstatus $70,000
22. 1997-08-26
    soldstatus $68,000

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,911
• − Mortgage interest: −$8,514
• − Property taxes: −$1,423
• − Insurance: −$760
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$4,422
• Taxable loss: −$1,754
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $1,242/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

+138.2% since first listed

8 events — show timeline

• 2026-03-28 Listed $162,000 MLSOK
• 2025-08-14 Listing Removed — MLSOK
• 2025-05-12 Price Changed $159,000 MLSOK
• 2025-02-14 Listed $169,500 MLSOK
• 2022-02-10 Sold (Public Records) $117,000 Public Records
• 2020-02-05 Sold (Public Records) $82,000 Public Records
• 2017-09-01 Sold (Public Records) $70,000 Public Records
• 1997-08-26 Sold (Public Records) $68,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,423 · +5.3% YoY. Source: county tax records.