106 W Lewis Ave · Vinita, OK 74301

$189,900

3 bd · 2.0 ba · 1,643 sqft · SingleFamily public records · 18 Days on market

Built 1976 0.35 ac lot Est $184k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• ARV discount +6.1/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0
• Schools +1.8/10.0

Listing remarks MLS

Lots of curb appeal with this well maintained home on oversized lot in a small subdivision. New 40 year roof just two years old. Storage building in back yard. Two car gagage with side entry and add'l storage and work area.

Key facts

• Spacious yard
• Large corner lot
• Convenient location

Tags

• LARGE CORNER LOT
• SPACIOUS YARD
• CONVENIENT LOCATION
• GENEROUS STORAGE SPACE

Property features AI

Exterior

• Parking: Attached garage with side-facing entry; 2 garage spaces; Storage in garage
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio; Patio; Storage structure

Interior

• Kitchen: Built-in oven; Range; Microwave; Dishwasher
• Bedrooms: Master bedroom with private bath and separate closets (first level); Two additional bedrooms with shared Pullman baths (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with shower (first level); Hall full bath (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate countertops; Electric range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (31.1% below list).
• Recommended offer: $131k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vinita Es (math 33% / reading 18%, grade F, #345 of 845 statewide, top 41%, 595 students, 0% FRL); Ewing Halsell Ms (math 17% / reading 20%, grade F, #182 of 345 statewide, top 53%, 307 students, 0% FRL); Vinita Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 419 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 113 active listings in the ZIP; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, 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 18 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,782 (31.1% 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. Built in 1976 — 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. 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: 0.69% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $184,016
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 S Thompson	0.08mi	3/2.0	1,671 (+2%)	14mo	$201,000	$120	82
110 Sunset Dr	0.13mi	3/2.0	1,575 (-4%)	11mo	$176,000	$112	78
219 Sunset Dr	0.19mi	3/2.0	1,692 (+3%)	20mo	$165,000	$98	70
122 Prairie Ln	0.16mi	3/2.0	1,484 (-10%)	15mo	$174,000	$117	64
507 S Thompson	0.17mi	3/3.0	1,888 (+15%)	2mo	$210,000	$111	61
712 W South Ave	0.55mi	3/2.0	1,535 (-7%)	15mo	$155,000	$101	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.75×
• Total profit: $92,972
• Equity at exit: $171,077

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $281,865
• Equity at exit: $368,934

Cash invested: $53,172 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$122 /mo · $1,458/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-163

Break-even live

Break-even rent $1,515

Max offer price $161,052

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-110	+0% $-163	+5% $-217	+10% $-271
Rent	-10% $-267	-5% $-215	+0% $-163	+5% $-112	+10% $-60
Rate	-1.0pp $-68	-0.5pp $-115	base $-163	+0.5pp $-213	+1.0pp $-263

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $189,900 Active 18 DOM
2. 2026-06-21
   days on market $189,900 Active 17 DOM
3. 2026-06-21
   days on market $189,900 Active 16 DOM
4. 2026-06-18
   days on market $189,900 Active 14 DOM
5. 2026-06-17
   days on market $189,900 Active 13 DOM
6. 2026-06-17
   price $189,900 Active 12 DOM
7. 2026-06-16
   days on market $199,950 Active 12 DOM
8. 2026-06-15
   days on market $199,950 Active 11 DOM
9. 2026-06-13
   days on market $199,950 Active 9 DOM
10. 2026-06-12
    days on market $199,950 Active 8 DOM
11. 2026-06-09
    days on market $199,950 Active 5 DOM
12. 2026-06-08
    days on market $199,950 Active 4 DOM
13. 2026-06-08
    days on market $199,950 Active 3 DOM
14. 2026-06-07
    remarks 695-char remark
15. 2026-06-07
    listed $199,950 Active 2 DOM

ⓘ 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: $1,458 · $122/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$251/yr (+$21/mo · 17.2%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,694
• − Mortgage interest: −$10,637
• − Property taxes: −$1,458
• − Insurance: −$950
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$5,524
• Taxable loss: −$5,386
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $-667/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+60.0% since first listed

7 events — show timeline

• 2026-06-04 Listed $199,950 MLS Technology, Inc.
• 2017-10-25 Sold (Public Records) $130,000 Public Records
• 2011-11-04 Sold (MLS) $110,000 MLS Technology, Inc.
• 2011-09-19 Sold (Public Records) $110,000 Public Records
• 2011-06-14 Listed $115,000 MLS Technology, Inc.
• 2011-05-05 Listing Removed — MLS Technology, Inc.
• 2010-11-12 Listed $125,000 MLS Technology, Inc.

Property tax history

+2.6%/yr

Latest (2025): $1,458 · -7.5% YoY. Source: county tax records.