168 E Doughty St · Colcord, OK 74338

$250,000

2 bd · 1.0 ba · 1,674 sqft · Townhouse · 339 Days on market

Built 2024 7,405 sqft lot

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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).

• Cash flow +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Newly Built Duplex Investment Opportunity. Brand New Construction – Built in 2024; $1,000/Month Per Side Rental Income; Prime Location: Just 1 hour from Tulsa and 15 miles from Siloam Springs! 1 additional duplexes available: Maximize your investment potential by owning both properties! Modern Design and Amenities; High-demand rental area for steady income; Perfect for investors or owner-occupants. Do your first house hack.

Key facts

• New construction
• Modern design
• Prime location

Tags

• DUPLEX INVESTMENT OPPORTUNITY
• NEW CONSTRUCTION
• PRIME LOCATION
• HIGH-DEMAND RENTAL AREA
• MODERN DESIGN

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Carport
• Security: No safety shelter
• Home design: Single-story; Crawlspace foundation
• Construction: Aluminum siding; Wood frame construction; Metal roof; Built per public records
• Exterior features: West-facing lot

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Granite counters; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (5.9% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#402 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Colcord (rural): math 22% / reading 26% proficiency, ranked #135 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.55×
• Total profit: $38,442
• Equity at exit: $112,411

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $125,320
• Equity at exit: $173,238

Cash invested: $70,000 (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 74338

• Active inventory: 36
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,352 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $130

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 89%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $250,000 Active 339 DOM
2. 2026-06-17
   days on market $250,000 Active 338 DOM
3. 2026-06-16
   days on market $250,000 Active 337 DOM
4. 2026-06-15
   days on market $250,000 Active 336 DOM
5. 2026-06-14
   days on market $250,000 Active 334 DOM
6. 2026-06-10
   days on market $250,000 Active 331 DOM
7. 2026-06-09
   days on market $250,000 Active 330 DOM
8. 2026-06-08
   days on market $250,000 Active 329 DOM
9. 2026-06-07
   days on market $250,000 Active 328 DOM
10. 2026-06-05
    days on market $250,000 Active 325 DOM
11. 2026-06-03
    days on market $250,000 Active 324 DOM
12. 2026-06-02
    days on market $250,000 Active 323 DOM
13. 2026-06-01
    days on market $250,000 Active 322 DOM
14. 2026-05-31
    days on market $250,000 Active 321 DOM
15. 2026-05-31
    days on market $250,000 Active 320 DOM
16. 2025-07-14
    listed $250,000 Active 433-char remark

    Show marketing remark (433 chars)

    Newly Built Duplex Investment Opportunity. Brand New Construction – Built in 2024; $1,000/Month Per Side Rental Income; Prime Location: Just 1 hour from Tulsa and 15 miles from Siloam Springs! 1 additional duplexes available: Maximize your investment potential by owning both properties! Modern Design and Amenities; High-demand rental area for steady income; Perfect for investors or owner-occupants. Do your first house hack.

17. 2025-07-13
    listed $250,000 Active 433-char remark

    Show marketing remark (433 chars)

    Newly Built Duplex Investment Opportunity. Brand New Construction – Built in 2024; $1,000/Month Per Side Rental Income; Prime Location: Just 1 hour from Tulsa and 15 miles from Siloam Springs! 1 additional duplexes available: Maximize your investment potential by owning both properties! Modern Design and Amenities; High-demand rental area for steady income; Perfect for investors or owner-occupants. Do your first house hack.

18. 2025-07-13
    historical

    Show marketing remark (433 chars)

    Newly Built Duplex Investment Opportunity. Brand New Construction – Built in 2024; $1,000/Month Per Side Rental Income; Prime Location: Just 1 hour from Tulsa and 15 miles from Siloam Springs! 1 additional duplexes available: Maximize your investment potential by owning both properties! Modern Design and Amenities; High-demand rental area for steady income; Perfect for investors or owner-occupants. Do your first house hack.

19. 2025-07-13
    listed $250,000 Active

    Show marketing remark (433 chars)

    Newly Built Duplex Investment Opportunity. Brand New Construction – Built in 2024; $1,000/Month Per Side Rental Income; Prime Location: Just 1 hour from Tulsa and 15 miles from Siloam Springs! 1 additional duplexes available: Maximize your investment potential by owning both properties! Modern Design and Amenities; High-demand rental area for steady income; Perfect for investors or owner-occupants. Do your first house hack.

20. 2025-01-14
    listed $250,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,221
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$7,273
• Taxable loss: −$2,571
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $2,179/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: Colcord
• NCES district ID: 4008250
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $34,595
• Composite: 19.75/100
• National rank: #8710
• State rank: #135 of 270 in OK

Livability — Colcord

• Score: 59/100
• State rank: #402
• US rank: #20420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colcord, OK
• Population (ZIP): 5,306

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 41,302 people
• By 2030: 40,888 · -1.0%
• By 2040: 39,802 · -3.6%
• By 2050: 38,839 · -6.0%
• By 2075: 37,438 · -9.4%
• By 2100: 34,910 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 55% Native American 24% Two or more races 16% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -33.8pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+54.1 2012: R+41.3 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

5 events — show timeline

• 2025-07-14 Listed $250,000 WRVBOR
• 2025-07-13 Listed $250,000 MLS Technology, Inc.
• 2025-07-13 Listing Removed — MLS Technology, Inc.
• 2025-07-13 Listed $250,000 NWARMLS
• 2025-01-14 Listed $250,000 MLS Technology, Inc.