340 N Oak St · Dewey, OK 74029

$85,000

2 bd · 1.0 ba · 849 sqft · SingleFamily public records · 47 Days on market

Built 1955 7,700 sqft lot Est $86k · at est.

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Why this score? — see what drove the C+ 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALL FOR ADDENDA'S

Key facts

• Tenant occupied
• Garage conversion
• Cash flow

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• RENTAL INCOME
• CASH FLOW
• GARAGE CONVERSION
• FENCED BACKYARD

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation; Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Construction: Built (year per public records); Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered porch; Deck; Concrete driveway; Partial chain link fencing; Corner lot with mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Stove
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Gas range connection; Gas oven connection
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#128 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Dewey (town): math 21% / reading 25% proficiency, ranked #145 of 270 in OK (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 38 active listings in the ZIP; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1955 — 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: 1.18% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.58%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $85,749
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 N Oak St	0.00mi	3/1.0 (+1)	846 (-0%)	0mo	$52,000	$61	94
813 N Pawnee Ave	0.36mi	2/1.0	876 (+3%)	7mo	$22,500	$26	72
216 S Delaware St	0.52mi	2/1.0	840 (-1%)	3mo	$102,500	$122	72
200 S Delaware St	0.45mi	3/1.0 (+1)	864 (+2%)	1mo	$87,250	$101	70
409 E 5th	0.34mi	2/1.0	900 (+6%)	16mo	$98,900	$110	61
915 N Downing Ave	0.49mi	2/1.0	775 (-9%)	10mo	$41,500	$54	55
820 E 7th St	0.65mi	2/1.0	872 (+3%)	14mo	$117,000	$134	54
208 S Cherokee Ave	0.46mi	2/1.0	732 (-14%)	3mo	$46,500	$64	53

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,363
• Equity at exit: $12,674

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $24,931
• Equity at exit: $7,349

Cash invested: $23,800 (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 74029

• Home prices YoY: -10.9%
• Active inventory: 38
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,006 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $269

Break-even live

Break-even rent $664

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-26
   status Pending
2. 2026-05-12
   status Pending
3. 2026-05-12
   historical
4. 2026-05-06
   status Active
5. 2026-05-06
   price $85,000
6. 2026-03-17
   status Pending
7. 2026-02-04
   listed $79,000 Active
8. 2007-07-06
   soldstatus $80,000
9. 2004-03-15
   soldstatus $16,500 18-char remark

   Show marketing remark (18 chars)

   CALL FOR ADDENDA'S

10. 2004-02-18
    historical 18-char remark

    Show marketing remark (18 chars)

    CALL FOR ADDENDA'S

11. 2004-01-02
    listed $24,900 18-char remark

    Show marketing remark (18 chars)

    CALL FOR ADDENDA'S

12. 1999-09-29
    soldstatus $25,000
13. 1999-06-01
    listed $25,000

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$240/yr (+$20/mo · 45.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,066
• − Mortgage interest: −$4,761
• − Property taxes: −$525
• − Insurance: −$425
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,473
• Taxable income: $1,951
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $2,765/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: Dewey
• NCES district ID: 4009810
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $38,795
• Composite: 19.32/100
• National rank: #8793
• State rank: #145 of 270 in OK

Livability — Dewey

• Score: 65/100
• State rank: #128
• US rank: #12461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dewey, OK
• Population (ZIP): 5,270

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 (69%)
• Race & ethnicity: White 69% Native American 13% Two or more races 12% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 4% Chinese 1%

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: ▼ -29.89%
• Current HPI: 244.528
• 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

+240.0% since first listed

13 events — show timeline

• 2026-05-26 Pending — MLS Technology, Inc.
• 2026-05-12 Pending — MLS Technology, Inc.
• 2026-05-12 Listing Removed — MLS Technology, Inc.
• 2026-05-06 Relisted — MLS Technology, Inc.
• 2026-05-06 Price Changed $85,000 MLS Technology, Inc.
• 2026-03-17 Pending — MLS Technology, Inc.
• 2026-02-04 Listed $79,000 MLS Technology, Inc.
• 2007-07-06 Sold (Public Records) $80,000 Public Records
• 2004-03-15 Sold (MLS) $16,500 MLS Technology, Inc.
• 2004-02-18 Listing Removed — MLS Technology, Inc.
• 2004-01-02 Listed $24,900 MLS Technology, Inc.
• 1999-09-29 Sold (Public Records) $25,000 Public Records
• 1999-06-01 Listed $25,000 MLS Technology, Inc.

Property tax history

-2.6%/yr

Latest (2025): $525 · +3.1% YoY. Source: county tax records.