316 N Broadway St · Broken Bow, OK 74728

$159,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 160 Days on market

Built 1950 3,498 sqft lot Est $173k · 8% under

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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).

• ARV discount +11.1/15.0
• Cash flow +10.7/30.0
• Appreciation +9.4/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0

Listing remarks MLS

Cute Wood OLDER Home located on Broadway just minutes from City Hall, Shops, Salons, Restaurants on Main St. & HWY 259 N - Broken Bow the GATEWAY to Hochatown. Home is being Sold "AS IS" but w/ some TLC it will bring many years of Memories. Backyard has a Shop Building & will make a Wonderful area. Dbl. walkways to Entrance w/ Duplex Doors (Opens to Living Room & Bedroom) Mature Trees add to the Curb Appeal. Inside is Spacious Living Room, Separate Dining Area or alternate Living Space, Kitchen has Eat-In Area, Bathroom & 3 Bdrms. w/ lots of Natural Lighting & HARDWOOD Floors (Gorgeous Potential). Home is being Sold "AS IS" Contact Listing Agent, Sheri Kohler, Broker for more details or a Private Showing. -Interior Photos will be added, soon as available.

Key facts

• Fully renovated
• New metal roof
• Updated hvac

Tags

• UPDATED HVAC
• ON DEMAND WATER HEATER
• FULLY RENOVATED
• NEW WINDOWS
• NEW METAL ROOF
• PRIVACY FENCED

Property features AI

Finance

• Other: Located within Broken Bow city limits; Property status: Existing; Homestead not indicated; Directions: From Hwy 70 turn north on Broadway Street and go past 3rd Street and the house will be on the right.
• Financial info: Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level
• Construction: Vinyl siding; Composition roof; Combination foundation
• Exterior features: Outbuildings; Storage; Workshop; Lot features listed as Other

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-74 ($-894/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (29.7% below list).
• Recommended offer: $112k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#91 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Broken Bow (town): math 17% / reading 20% proficiency, ranked #199 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bennett Es (math 27% / reading 23%, grade F, #348 of 845 statewide, top 42%, 285 students, 0% FRL); Rector Johnson Ms (math 10% / reading 15%, grade F, #258 of 345 statewide, top 75%, 324 students, 0% FRL); Broken Bow Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 609 students, 0% FRL) — zoned schools average 0% FRL vs 77% district-wide (77 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 924 active listings in the ZIP; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.9% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $159k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,844 (29.7% 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 160 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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 F 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: 0.70% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $172,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 N Allen St	0.25mi	2/2.0 (-1)	1,232 (-4%)	8mo	$120,000	$97	66
210 NE Allen St	0.28mi	3/1.0	1,164 (-9%)	7mo	$100,000	$86	66
507 N Bock St	0.34mi	3/1.5	1,144 (-11%)	2mo	$155,000	$135	63
1001 Norris Ave	0.59mi	3/1.5	1,309 (+2%)	7mo	$195,000	$149	61
1003 Lukfata	0.55mi	4/1.5 (+1)	1,344 (+5%)	7mo	$148,000	$110	53
404 N Bock St	0.28mi	3/1.5	1,152 (-10%)	21mo	$175,000	$152	50
801 N Brooks St	0.61mi	3/1.0	1,169 (-9%)	21mo	$165,000	$141	40

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

Projected returns pro-forma

8.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.57×
• Total profit: $69,941
• Equity at exit: $130,644

10-year hold

• IRR: 18.7%
• Equity multiple: 5.65×
• Total profit: $207,226
• Equity at exit: $269,328

Cash invested: $44,520 (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 74728

• Home prices YoY: 2.8%
• Active inventory: 924
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-74

Break-even live

Break-even rent $1,213

Max offer price $145,840

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-29	+0% $-74	+5% $-119	+10% $-165
Rent	-10% $-163	-5% $-119	+0% $-74	+5% $-30	+10% $14
Rate	-1.0pp $6	-0.5pp $-34	base $-74	+0.5pp $-116	+1.0pp $-158

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-20
   status Pending
2. 2026-04-20
   status Active
3. 2026-04-17
   status Pending
4. 2026-03-19
   price $159,000
5. 2026-01-09
   price $169,000
6. 2025-11-08
   listed $179,000 Active
7. 2023-04-11
   soldstatus $72,000 Closed 805-char remark

   Show marketing remark (805 chars)

   Cute Wood OLDER Home located on Broadway just minutes from City Hall, Shops, Salons, Restaurants on Main St. & HWY 259 N - Broken Bow the GATEWAY to Hochatown. Home is being Sold "AS IS" but w/ some TLC it will bring many years of Memories. Backyard has a Shop Building & will make a Wonderful area. Dbl. walkways to Entrance w/ Duplex Doors (Opens to Living Room & Bedroom) Mature Trees add to the Curb Appeal. Inside is Spacious Living Room, Separate Dining Area or alternate Living Space, Kitchen has Eat-In Area, Bathroom & 3 Bdrms. w/ lots of Natural Lighting & HARDWOOD Floors (Gorgeous Potential). Home is being Sold "AS IS" Contact Listing Agent, Sheri Kohler, Broker for more details or a Private Showing. -Interior Photos will be added, soon as available.

8. 2023-04-11
   soldstatus $72,000

   Show marketing remark (805 chars)

   Cute Wood OLDER Home located on Broadway just minutes from City Hall, Shops, Salons, Restaurants on Main St. & HWY 259 N - Broken Bow the GATEWAY to Hochatown. Home is being Sold "AS IS" but w/ some TLC it will bring many years of Memories. Backyard has a Shop Building & will make a Wonderful area. Dbl. walkways to Entrance w/ Duplex Doors (Opens to Living Room & Bedroom) Mature Trees add to the Curb Appeal. Inside is Spacious Living Room, Separate Dining Area or alternate Living Space, Kitchen has Eat-In Area, Bathroom & 3 Bdrms. w/ lots of Natural Lighting & HARDWOOD Floors (Gorgeous Potential). Home is being Sold "AS IS" Contact Listing Agent, Sheri Kohler, Broker for more details or a Private Showing. -Interior Photos will be added, soon as available.

9. 2023-03-28
   status Pending 805-char remark

   Show marketing remark (805 chars)

   Cute Wood OLDER Home located on Broadway just minutes from City Hall, Shops, Salons, Restaurants on Main St. & HWY 259 N - Broken Bow the GATEWAY to Hochatown. Home is being Sold "AS IS" but w/ some TLC it will bring many years of Memories. Backyard has a Shop Building & will make a Wonderful area. Dbl. walkways to Entrance w/ Duplex Doors (Opens to Living Room & Bedroom) Mature Trees add to the Curb Appeal. Inside is Spacious Living Room, Separate Dining Area or alternate Living Space, Kitchen has Eat-In Area, Bathroom & 3 Bdrms. w/ lots of Natural Lighting & HARDWOOD Floors (Gorgeous Potential). Home is being Sold "AS IS" Contact Listing Agent, Sheri Kohler, Broker for more details or a Private Showing. -Interior Photos will be added, soon as available.

10. 2023-01-22
    price $88,500 805-char remark

    Show marketing remark (805 chars)

    Cute Wood OLDER Home located on Broadway just minutes from City Hall, Shops, Salons, Restaurants on Main St. & HWY 259 N - Broken Bow the GATEWAY to Hochatown. Home is being Sold "AS IS" but w/ some TLC it will bring many years of Memories. Backyard has a Shop Building & will make a Wonderful area. Dbl. walkways to Entrance w/ Duplex Doors (Opens to Living Room & Bedroom) Mature Trees add to the Curb Appeal. Inside is Spacious Living Room, Separate Dining Area or alternate Living Space, Kitchen has Eat-In Area, Bathroom & 3 Bdrms. w/ lots of Natural Lighting & HARDWOOD Floors (Gorgeous Potential). Home is being Sold "AS IS" Contact Listing Agent, Sheri Kohler, Broker for more details or a Private Showing. -Interior Photos will be added, soon as available.

11. 2023-01-09
    listed $98,500 Active 805-char remark

    Show marketing remark (805 chars)

    Cute Wood OLDER Home located on Broadway just minutes from City Hall, Shops, Salons, Restaurants on Main St. & HWY 259 N - Broken Bow the GATEWAY to Hochatown. Home is being Sold "AS IS" but w/ some TLC it will bring many years of Memories. Backyard has a Shop Building & will make a Wonderful area. Dbl. walkways to Entrance w/ Duplex Doors (Opens to Living Room & Bedroom) Mature Trees add to the Curb Appeal. Inside is Spacious Living Room, Separate Dining Area or alternate Living Space, Kitchen has Eat-In Area, Bathroom & 3 Bdrms. w/ lots of Natural Lighting & HARDWOOD Floors (Gorgeous Potential). Home is being Sold "AS IS" Contact Listing Agent, Sheri Kohler, Broker for more details or a Private Showing. -Interior Photos will be added, soon as available.

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$735/yr (+$61/mo · 105.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,421
• − Mortgage interest: −$8,906
• − Property taxes: −$696
• − Insurance: −$795
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$4,625
• Taxable loss: −$3,749
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $6/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: Broken Bow
• NCES district ID: 4005520
• Math proficiency: 17% ▼ -8.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $32,021
• Composite: 14.94/100
• National rank: #9367
• State rank: #199 of 270 in OK

Livability — Broken Bow

• Score: 67/100
• State rank: #91
• US rank: #10813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broken Bow, OK
• Population (ZIP): 11,177

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 59% Native American 17% Two or more races 11% Hispanic / Latino 7% Black 6% Pacific Islander 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 3%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.90%
• Current HPI: 326.0544
• 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

+61.4% since first listed

11 events — show timeline

• 2026-04-20 Pending — MLSOK
• 2026-04-20 Relisted — MLSOK
• 2026-04-17 Pending — MLSOK
• 2026-03-19 Price Changed $159,000 MLSOK
• 2026-01-09 Price Changed $169,000 MLSOK
• 2025-11-08 Listed $179,000 MLSOK
• 2023-04-11 Sold (Public Records) $72,000 Public Records
• 2023-04-11 Sold (MLS) $72,000 MLSOK
• 2023-03-28 Pending — MLSOK
• 2023-01-22 Price Changed $88,500 MLSOK
• 2023-01-09 Listed $98,500 MLSOK

Property tax history

+9.9%/yr

Latest (2025): $696 · +5.3% YoY. Source: county tax records.