416 N Caney St · Copan, OK 74022

$39,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records

Built 1960 7,000 sqft lot Est $39k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Cute and cozy 2 bedroom, 1 bath home in Copan. Yard is fully fenced and offers a large deck off the back of the home. This house is ready for you to make it yours! Selling "as is".

Key facts

• 7,000 sq ft lot
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $39k).

Location & tenants

• Location reads 56/100 on livability (#538 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Copan (rural): math 6% / reading 15% proficiency, ranked #488 of 513 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($270 loan paydown + $1k appreciation (3.0% local appreciation)).
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $28k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $39,000

Questions for the listing agent

1. Built in 1960 — 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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.08% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.54%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $38,976
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 N Caney St	0.00mi	2/1.0	696 (0%)	0mo	$39,000	$56	100

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

Projected returns pro-forma

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

5-year hold

• IRR: 48.9%
• Equity multiple: 3.74×
• Total profit: $29,928
• Equity at exit: $17,536

10-year hold

• IRR: 48.6%
• Equity multiple: 7.52×
• Total profit: $71,178
• Equity at exit: $27,025

Cash invested: $10,920 (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 74022

• Active inventory: 9
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$22 /mo · $270/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $396

Break-even live

Break-even rent $308

Max offer price $39,000

Occupancy floor 46%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-12
   remarks 100-char remark
2. 2026-06-12
   listed $39,000 Pending

ⓘ 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: $270 · $22/mo
• Projected year-2 tax: $351 · $29/mo
• Expected delta: +$81/yr (+$7/mo · 30.0%)

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

Taxation est. · year 1

• Rental income: $9,713
• − Mortgage interest: −$2,185
• − Property taxes: −$270
• − Insurance: −$195
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$1,135
• Taxable income: $4,375
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $3,704/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: Copan
• NCES district ID: 4008610
• Math proficiency: 6% ▼ -4.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $49,074
• Composite: 13.56/100
• National rank: #14485
• State rank: #488 of 513 in OK

Livability — Copan

• Score: 56/100
• State rank: #538
• US rank: #23068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copan, OK
• Population (ZIP): 1,710

Population outlook (Washington County) Hauer SSP2

• Today (2025): 54,946 people
• By 2030: 56,249 · +2.4%
• By 2040: 58,867 · +7.1%
• By 2050: 61,600 · +12.1%
• By 2075: 69,355 · +26.2%
• By 2100: 73,067 · +33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 15% Native American 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 3% Italian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+47.6) · D 25.0% · R 72.7% · Other 2.4%
• 2008→2024 swing: -3.1pp toward R · 2008: -44.6pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+48.0 2016: R+48.5 2012: R+47.8 2008: R+44.6

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

+32.2% since first listed

7 events — show timeline

• 2026-06-09 Listing Removed — MLS Technology, Inc.
• 2026-06-09 Listed $39,000 MLS Technology, Inc.
• 2020-10-07 Sold (MLS) $28,000 MLS Technology, Inc.
• 2020-09-17 Pending — MLS Technology, Inc.
• 2020-06-30 Listed $35,000 MLS Technology, Inc.
• 2001-11-01 Listing Removed — MLS Technology, Inc.
• 2001-06-01 Listed $29,500 MLS Technology, Inc.

Property tax history

+5.6%/yr

Latest (2025): $270 · -14.3% YoY. Source: county tax records.