623 N Kingman St · Helena, OK 73741

$95,000

3 bd · 2.0 ba · 2,215 sqft · SingleFamily public records · 10 Days on market

Built 1968 Est $142k · 33% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +3.7/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

FOR SALE Welcome to this charming 4-bedroom, 2-bath home situated on a desirable corner lot in Helena, Oklahoma. Featuring a durable metal roof and plenty of space both inside and out, this property offers comfort, functionality, and small-town living at its best. The spacious layout provides room for family, guests, or a home office, while the large backyard offers endless possibilities for entertaining, gardening, pets, or simply enjoying the outdoors. With its great corner-lot location, attractive curb appeal, and generous outdoor space, this home is ready for its next owner to make it their own. Don't miss the opportunity to enjoy peaceful Helena living with plenty of room to spread out

Key facts

• Metal roof
• Large backyard
• Corner lot

Tags

• METAL ROOF
• CORNER LOT
• LARGE BACKYARD
• SPACIOUS LAYOUT
• GENEROUS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 68/100 on livability (#69 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools D-, amenities F, commute 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.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Alfalfa County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $95,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.77%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $141,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 W 5th St	0.30mi	3/2.0	2,100 (-5%)	22mo	$135,000	$64	59

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

Projected returns pro-forma

-2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.42×
• Total profit: $11,086
• Equity at exit: $15,653

10-year hold

• IRR: 18.8%
• Equity multiple: 2.62×
• Total profit: $43,120
• Equity at exit: $10,794

Cash invested: $26,600 (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 73741

• Home prices YoY: -2.2%
• Active inventory: 3
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $394

Break-even live

Break-even rent $766

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $95,000 Active 10 DOM
2. 2026-06-18
   days on market $95,000 Active 9 DOM
3. 2026-06-17
   days on market $95,000 Active 8 DOM
4. 2026-06-16
   days on market $95,000 Active 7 DOM
5. 2026-06-15
   days on market $95,000 Active 6 DOM
6. 2026-06-14
   days on market $95,000 Active 4 DOM
7. 2026-06-12
   days on market $95,000 Active 3 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   pricedays on marketlisting id $95,000 Active 1 DOM
10. 2026-06-08
    days on market $120,000 Active 27 DOM
11. 2026-06-07
    days on market $120,000 Active 26 DOM
12. 2026-06-03
    days on market $120,000 Active 22 DOM
13. 2026-06-02
    days on market $120,000 Active 21 DOM
14. 2026-06-01
    days on market $120,000 Active 20 DOM
15. 2026-05-31
    days on market $120,000 Active 19 DOM
16. 2026-05-30
    days on market $120,000 Active 18 DOM
17. 2026-05-12
    listed $120,000 Active
18. 2008-01-25
    soldstatus $68,000
19. 2000-06-12
    soldstatus $49,000

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$50/yr (+$4/mo · 6.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,172
• − Mortgage interest: −$5,321
• − Property taxes: −$805
• − Insurance: −$475
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,764
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,917/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 — Helena

• Score: 68/100
• State rank: #69
• US rank: #9674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena, OK
• Population (ZIP): 1,595

Population outlook (Alfalfa County) Hauer SSP2

• Today (2025): 6,473 people
• By 2030: 6,888 · +6.4%
• By 2040: 7,852 · +21.3%
• By 2050: 9,078 · +40.2%
• By 2075: 11,842 · +82.9%
• By 2100: 12,675 · +95.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 60% Two or more races 16% Black 11% Native American 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Alfalfa

• 2024 margin: Solid R (+76.6) · D 10.9% · R 87.5% · Other 1.5%
• 2008→2024 swing: -10.4pp toward R · 2008: -66.2pp · 2024: -76.6pp
• All cycles: 2024: R+76.6 2020: R+77.2 2016: R+76.0 2012: R+69.4 2008: R+66.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.65%
• Current HPI: 117.2936
• 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

+144.9% since first listed

3 events — show timeline

• 2026-05-12 Listed $120,000 FSBO.com
• 2008-01-25 Sold (Public Records) $68,000 Public Records
• 2000-06-12 Sold (Public Records) $49,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $805 · +3.1% YoY. Source: county tax records.