419 N Arapaho Ave · Hydro, OK 73048

$99,000

3 bd · 2.0 ba · 2,583 sqft · SingleFamily public records · 3 Days on market

Built 1946 9,945 sqft lot ↓ 8% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large two-story duplex, two-family, could be converted to single family. Great potential for investment, flip, or sweat-equity. The downstairs and the upstairs are each complete 2 bed home units. Double garage with large attached workroom (15x20) and storm shelter off garage, with possible 1/2 bath plumbing started. The ground floor unit has a large living, separate dining, separate breakfast area and kitchen with updated cabinetry plus an over-size laundry/office/hobby room. Approx 1500 sf on main level, 1200 sf on second level. Second level has a supersized living room and an over-sized main bedroom. The second bedroom is near a hall bath. There has been water damage in the past but the r

Key facts

• Double garage
• Storm shelter
• Two story duplex

Tags

• TWO STORY DUPLEX
• DOUBLE GARAGE
• LARGE ATTACHED WORKROOM
• STORM SHELTER
• UPDATED CABINETRY
• OVER SIZE LAUNDRY ROOM

Property features AI

Finance

• Other: Located in Hydro (directions available); Homestead not claimed
• Financial info: Offered as-is; Accepts cash and conventional financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Public utilities; Above-ground storm shelter
• Home design: Single-family residence; Residential property; Two levels; Existing property
• Construction: Frame construction; Shingle roof; Combination foundation
• Exterior features: Covered patio; Covered porch; Interior lot

Interior

• Kitchen: Free-standing range
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Two living areas; Three dining areas; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 72/100 on livability (#25 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hydro-Eakly (rural): math 43% / reading 41% proficiency, ranked #14 of 270 in OK (top 5%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hydro-Eakly Es (math 57% / reading 47%, grade C-, #34 of 845 statewide, top 5%, 254 students, 0% FRL); Hydro-Eakly Ms (math 32% / reading 37%, grade F, #24 of 345 statewide, top 8%, 98 students, 0% FRL); Hydro-Eakly Hs (math 44% / reading 34%, grade F, #37 of 447 statewide, top 9%, 135 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $1k appreciation (1.2% local appreciation)).
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1946 — 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: 1.22% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $216,972
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 N Hunt St	0.41mi	4/3.0 (+1)	2,552 (-1%)	11mo	$215,000	$84	61
732 N Arapaho Ave	0.32mi	2/2.0 (-1)	2,275 (-12%)	19mo	$128,000	$56	44

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

Projected returns pro-forma

1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.85×
• Total profit: $23,491
• Equity at exit: $34,751

10-year hold

• IRR: 19.6%
• Equity multiple: 3.41×
• Total profit: $66,830
• Equity at exit: $46,928

Cash invested: $27,720 (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 73048

• Home prices YoY: 0.4%
• Active inventory: 19
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $326

Break-even live

Break-even rent $800

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $382	-5% $354	+0% $326	+5% $298	+10% $270
Rent	-10% $230	-5% $278	+0% $326	+5% $374	+10% $422
Rate	-1.0pp $376	-0.5pp $351	base $326	+0.5pp $300	+1.0pp $274

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $99,000 Active 3 DOM
2. 2026-06-21
   days on market $99,000 Active 2 DOM
3. 2026-06-18
   pricedays on marketlisting id $99,000 Active 1 DOM
4. 2026-04-13
   price $109,000
5. 2025-11-26
   listed $119,000 Active

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$36/yr (+$3/mo · 4.2%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,545
• − Mortgage interest: −$5,546
• − Property taxes: −$855
• − Insurance: −$495
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$2,880
• Taxable income: $2,443
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $3,325/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: Hydro-Eakly
• NCES district ID: 4000032
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $42,179
• Composite: 35.42/100
• National rank: #4937
• State rank: #14 of 270 in OK

Livability — Hydro

• Score: 72/100
• State rank: #25
• US rank: #6136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hydro, OK
• Population (ZIP): 2,260

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.18%
• Current HPI: 275.5007
• 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

-8.4% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $109,000 MLSOK
• 2025-11-26 Listed $119,000 MLSOK

Property tax history

+4.6%/yr

Latest (2025): $855 · +8.4% YoY. Source: county tax records.