205 Kentucky St · Quapaw, OK 74363

$140,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 35 Days on market

Built 2000

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +0.9/10.0

Listing remarks

Charming home offered For Sale By Owner at a value-conscious price! This property is priced below market to reflect a few minor cosmetic updates & acirc; & euro; & rdquo; mainly interior paint and finishing trim & acirc; & euro; & rdquo; that are already in progress. As these improvements are completed, the asking price will become more firm. Already completed items include: new electrical wiring 2019, metal roof installed 2010, 30 amp box for RV installed with space for parking, box for level 2 EV charging as well, smart thermostat, Ring camera. We & acirc; & euro; & trade; re continuing to make improvements to paint, trim, etc. Pictures will be updated

Key facts

• Metal roof
• 30 amp box for rv
• Ring camera

Tags

• NEW ELECTRICAL WIRING
• METAL ROOF
• 30 AMP BOX FOR RV
• BOX FOR LEVEL 2 EV CHARGING
• SMART THERMOSTAT
• RING CAMERA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-27 ($-320/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (27.4% below list).
• Recommended offer: $102k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#411 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Quapaw (rural): math 7% / reading 14% proficiency, ranked #247 of 270 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 3 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• Ottawa County population projected to shrink 4% 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $101,583 (27.4% 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 35 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.73% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 11.5

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: 6.7%
• Equity multiple: 1.39×
• Total profit: $15,097
• Equity at exit: $62,950

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $56,050
• Equity at exit: $97,014

Cash invested: $39,200 (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 74363

• Active inventory: 9
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-27

Break-even live

Break-even rent $1,050

Max offer price $135,289

Occupancy floor 98%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   days on market $140,000 Active 35 DOM
2. 2026-06-15
   days on market $140,000 Active 34 DOM
3. 2026-06-14
   days on market $140,000 Active 32 DOM
4. 2026-06-13
   days on market $140,000 Active 31 DOM
5. 2026-06-10
   days on market $140,000 Active 29 DOM
6. 2026-06-09
   days on market $140,000 Active 28 DOM
7. 2026-06-08
   days on market $140,000 Active 27 DOM
8. 2026-06-07
   days on market $140,000 Active 26 DOM
9. 2026-06-03
   days on market $140,000 Active 22 DOM
10. 2026-06-02
    days on market $140,000 Active 21 DOM
11. 2026-06-01
    days on market $140,000 Active 20 DOM
12. 2026-05-31
    days on market $140,000 Active 19 DOM
13. 2026-05-30
    days on market $140,000 Active 18 DOM
14. 2026-05-13
    price $140,000
15. 2026-05-12
    listed $149,900 Active
16. 2025-07-09
    soldstatus $70,000
17. 2010-03-01
    soldstatus $52,500
18. 2001-02-15
    soldstatus $35,500

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$820/yr (+$68/mo · 186.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,190
• − Mortgage interest: −$7,842
• − Property taxes: −$440
• − Insurance: −$700
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$4,073
• Taxable loss: −$2,815
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $356/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: Quapaw
• NCES district ID: 4025320
• Math proficiency: 7% ▼ -14.00%
• Reading proficiency: 14% ▼ -14.00%
• Median HH income: $39,487
• Composite: 9.01/100
• National rank: #9882
• State rank: #247 of 270 in OK

Livability — Quapaw

• Score: 58/100
• State rank: #411
• US rank: #20712

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: Quapaw, OK
• Population (ZIP): 2,646

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 31,860 people
• By 2030: 31,699 · -0.5%
• By 2040: 31,324 · -1.7%
• By 2050: 30,745 · -3.5%
• By 2075: 29,902 · -6.1%
• By 2100: 27,545 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 63% Native American 24% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Ottawa

• 2024 margin: Solid R (+53.5) · D 22.5% · R 76.0% · Other 1.6%
• 2008→2024 swing: -29.9pp toward R · 2008: -23.6pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+51.2 2016: R+47.2 2012: R+29.7 2008: R+23.6

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

+294.4% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $140,000 FSBO.com
• 2026-05-12 Listed $149,900 FSBO.com
• 2025-07-09 Sold (Public Records) $70,000 Public Records
• 2010-03-01 Sold (Public Records) $52,500 Public Records
• 2001-02-15 Sold (Public Records) $35,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $440 · -23.1% YoY. Source: county tax records.