715 N Adair · Vinita, OK 74301

$120,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 52 Days on market

Built 1957 8,400 sqft lot Est $129k · 7% under

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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 +25.3/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to 715 N Adair in Vinita, Oklahoma! This charming home offers a blend of comfort and convenience in a great location. Featuring 3 bedrooms and 1 bathrooms, the property includes spacious living areas, a functional kitchen, and a layout designed for everyday living. Situated near local schools, shops, and community amenities, this property is ideal for anyone seeking a home in the heart of Vinita. With its inviting curb appeal and practical features, 715 N Adair is ready for its next chapter.

Key facts

• Functional kitchen
• Inviting curb appeal
• Community amenities

Tags

• SPACIOUS LIVING AREAS
• FUNCTIONAL KITCHEN
• INVITING CURB APPEAL
• COMMUNITY AMENITIES

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Concrete and vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Shed(s); Chain link fencing; No other exterior features listed

Interior

• Kitchen: Refrigerator; Electric water heater; Gas water heater
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Granite counters; High-speed internet; Electric range connection; Gas range connection; Programmable thermostat; Aluminum frame windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.7% in Vinita — 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 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $120k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $116,400 (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 1957 — 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: 1.04% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $129,024
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 N Adair St N	0.11mi	2/1.0 (-1)	1,100 (+9%)	21mo	$136,000	$124	57
417 N Brewer St	0.39mi	2/1.0 (-1)	1,080 (+7%)	11mo	$138,000	$128	56
708 N Smith St	0.61mi	3/1.5	1,150 (+14%)	22mo	$167,500	$146	27

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: 31.3%
• Equity multiple: 3.46×
• Total profit: $82,561
• Equity at exit: $108,106

10-year hold

• IRR: 27.1%
• Equity multiple: 7.83×
• Total profit: $229,460
• Equity at exit: $233,134

Cash invested: $33,600 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $271

Break-even live

Break-even rent $908

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 52 DOM
2. 2026-06-17
   days on market $120,000 Active 51 DOM
3. 2026-06-16
   days on market $120,000 Active 50 DOM
4. 2026-06-15
   days on market $120,000 Active 49 DOM
5. 2026-06-13
   days on market $120,000 Active 47 DOM
6. 2026-06-12
   days on market $120,000 Active 46 DOM
7. 2026-06-09
   days on market $120,000 Active 43 DOM
8. 2026-06-08
   days on market $120,000 Active 42 DOM
9. 2026-06-08
   days on market $120,000 Active 41 DOM
10. 2026-06-07
    days on market $120,000 Active 40 DOM
11. 2026-06-04
    days on market $120,000 Active 37 DOM
12. 2026-06-02
    days on market $120,000 Active 36 DOM
13. 2026-06-01
    days on market $120,000 Active 35 DOM
14. 2026-05-31
    days on market $120,000 Active 34 DOM
15. 2026-05-21
    price $120,000
16. 2026-05-07
    price $135,000
17. 2026-04-27
    listed $145,000 Active
18. 2026-03-27
    historical
19. 2026-01-08
    price $145,000
20. 2025-09-22
    listed $155,000 Active
21. 2021-11-08
    soldstatus $68,000
22. 2008-09-09
    soldstatus $59,000
23. 2003-01-03
    soldstatus $45,000

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$624/yr (+$52/mo · 136.8%)

ⓘ 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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,011
• − Mortgage interest: −$6,722
• − Property taxes: −$456
• − Insurance: −$600
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,491
• Taxable income: $1,340
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,929/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+166.7% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $120,000 MLS Technology, Inc.
• 2026-05-07 Price Changed $135,000 MLS Technology, Inc.
• 2026-04-27 Listed $145,000 MLS Technology, Inc.
• 2026-03-27 Listing Removed — MLS Technology, Inc.
• 2026-01-08 Price Changed $145,000 MLS Technology, Inc.
• 2025-09-22 Listed $155,000 MLS Technology, Inc.
• 2021-11-08 Sold (Public Records) $68,000 Public Records
• 2008-09-09 Sold (Public Records) $59,000 Public Records
• 2003-01-03 Sold (Public Records) $45,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $456 · -5.6% YoY. Source: county tax records.