320 B St Nw St NW · Inola, OK 74036

$115,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 53 Days on market

Built 1939 7,001 sqft lot Est $81k · 42% over

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Why this score? — see what drove the F 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 +13.0/30.0
• Appreciation +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

True fixer-upper! Lots of work needed on this 2 bedroom in nice, older Inola neighborhood.

Key facts

• 7,001 sq ft lot
• Built 1939
• Listed 53 days

Property features AI

Exterior

• Parking: Gravel driveway
• Security: Safe room interior; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces northeast; Crawlspace foundation
• Construction: HardiPlank-type siding; Wood frame construction; Asphalt/fiberglass roof; Built prior to or per public records
• Exterior features: Covered porch, deck; Dog run; Gravel driveway; Shed(s); Chain link fencing; Greenbelt and mature trees

Interior

• Kitchen: Kitchen with island
• Bedrooms: Master bedroom (first floor); Additional bedroom (first floor)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (hall/full) (first floor)
• Heating & cooling: Ductless cooling; Ductless electric heating
• Interior features: Vinyl insulated windows; Laminate counters; Gas range connection; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-7 ($-83/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (26.3% below list).
• Recommended offer: $85k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Inola — 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 66/100 on livability (#106 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.
• Inola (rural): math 21% / reading 22% proficiency, ranked #140 of 270 in OK (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Inola Es (math 34% / reading 24%, grade F, #301 of 845 statewide, top 36%, 629 students, 0% FRL); Inola Ms (math 14% / reading 19%, grade F, #208 of 345 statewide, top 61%, 275 students, 0% FRL); Inola Hs (math 12% / reading 27%, grade F, #296 of 447 statewide, top 67%, 423 students, 0% FRL) — zoned schools average 0% FRL vs 43% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 64 active listings in the ZIP; 608 units permitted in Rogers County in 2024 (7 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $795 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rogers County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $6k; list at $115k implies a 1817% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,712 (26.3% 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 53 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.74% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $80,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 C St SE	0.39mi	2/1.0	910 (+14%)	1mo	$92,000	$101	58
25 D St SE	0.59mi	1/1.0 (-1)	810 (+1%)	19mo	$41,500	$51	49
125 C St SE	0.59mi	1/1.0 (-1)	728 (-9%)	5mo	$103,000	$141	48

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

Projected returns pro-forma

-1.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.61×
• Total profit: $-12,416
• Equity at exit: $24,296

10-year hold

• IRR: -2.0%
• Equity multiple: 0.83×
• Total profit: $-5,517
• Equity at exit: $22,666

Cash invested: $32,200 (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 74036

• Home prices YoY: -0.6%
• Active inventory: 64
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-7

Break-even live

Break-even rent $856

Max offer price $113,776

Occupancy floor 96%

Sensitivity live

Price	-10% $58	-5% $26	+0% $-7	+5% $-39	+10% $-72
Rent	-10% $-74	-5% $-40	+0% $-7	+5% $27	+10% $60
Rate	-1.0pp $51	-0.5pp $22	base $-7	+0.5pp $-37	+1.0pp $-67

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $115,000 Active 53 DOM
2. 2026-06-18
   days on market $115,000 Active 50 DOM
3. 2026-06-17
   days on market $115,000 Active 49 DOM
4. 2026-06-16
   days on market $115,000 Active 48 DOM
5. 2026-06-15
   days on market $115,000 Active 47 DOM
6. 2026-06-13
   days on market $115,000 Active 45 DOM
7. 2026-06-13
   days on market $115,000 Active 44 DOM
8. 2026-06-10
   days on market $115,000 Active 42 DOM
9. 2026-06-09
   days on market $115,000 Active 41 DOM
10. 2026-06-08
    days on market $115,000 Active 40 DOM
11. 2026-06-07
    days on market $115,000 Active 39 DOM
12. 2026-06-05
    days on market $115,000 Active 36 DOM
13. 2026-06-03
    days on market $115,000 Active 35 DOM
14. 2026-06-02
    days on market $115,000 Active 34 DOM
15. 2026-06-01
    days on market $115,000 Active 33 DOM
16. 2026-05-31
    days on market $115,000 Active 32 DOM
17. 2026-05-11
    status Active
18. 2026-04-28
    status Pending
19. 2026-04-16
    listed $115,000 Active
20. 2013-07-29
    historical
21. 2013-05-13
    listed $130,000
22. 2010-01-19
    soldstatus $6,000 91-char remark

    Show marketing remark (91 chars)

    True fixer-upper! Lots of work needed on this 2 bedroom in nice, older Inola neighborhood.

23. 2009-12-17
    historical 91-char remark

    Show marketing remark (91 chars)

    True fixer-upper! Lots of work needed on this 2 bedroom in nice, older Inola neighborhood.

24. 2009-11-27
    listed $6,750 91-char remark

    Show marketing remark (91 chars)

    True fixer-upper! Lots of work needed on this 2 bedroom in nice, older Inola neighborhood.

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$733/yr (+$61/mo · 242.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,165
• − Mortgage interest: −$6,442
• − Property taxes: −$302
• − Insurance: −$575
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$3,345
• Taxable loss: −$2,125
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $427/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: Inola
• NCES district ID: 4015480
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $54,748
• Composite: 19.61/100
• National rank: #8751
• State rank: #140 of 270 in OK

Livability — Inola

• Score: 66/100
• State rank: #106
• US rank: #11471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inola, OK
• City population: 7,456
• Population (ZIP): 7,456

Population outlook (Rogers County) Hauer SSP2

• Today (2025): 100,211 people
• By 2030: 104,381 · +4.2%
• By 2040: 111,567 · +11.3%
• By 2050: 116,791 · +16.5%
• By 2075: 129,134 · +28.9%
• By 2100: 132,326 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 8% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · German/W. Germanic 6% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Rogers

• 2024 margin: Solid R (+55.0) · D 21.6% · R 76.6% · Other 1.7%
• 2008→2024 swing: -10.9pp toward R · 2008: -44.1pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+54.9 2016: R+56.3 2012: R+50.1 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.63%
• Current HPI: 252.487
• 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

+1603.7% since first listed

8 events — show timeline

• 2026-05-11 Relisted — MLS Technology, Inc.
• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-04-16 Listed $115,000 MLS Technology, Inc.
• 2013-07-29 Listing Removed — MLS Technology, Inc.
• 2013-05-13 Listed $130,000 MLS Technology, Inc.
• 2010-01-19 Sold (MLS) $6,000 MLS Technology, Inc.
• 2009-12-17 Listing Removed — MLS Technology, Inc.
• 2009-11-27 Listed $6,750 MLS Technology, Inc.

Property tax history

+14.4%/yr

Latest (2025): $302 · -2.3% YoY. Source: county tax records.