177 E Kiowa · Hunter, OK 74640

$94,900

4 bd · 2.0 ba · 1,899 sqft · SingleFamily · 55 Days on market

Average condition Est $106k · 11% under

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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
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Step into timeless charm with this beautifully maintained 1910 Colonial style home in the heart of Hunter; where character meets comfort on a spacious corner half acre lot. This inviting two story home offers 4-bedrooms with the flexibility of a 5th bedroom or private office, making it perfect for growing families, remote work, or hosting guests. With 1899 sq ft of living space plus a partial basement, you'll appreciate the blend of historic charm and everyday functionality. Start your mornings in the peaceful sunroom, ideal for coffee, plants, or a quiet retreat. Step out onto the full length covered front patio or enjoy evenings on the back deck overlooking the large backyard. Inside, you

Key facts

• Master suite
• Formal dining room
• Spacious corner lot

Tags

• SPACIOUS CORNER LOT
• PEACEFUL SUNROOM
• FULL LENGTH COVERED PATIO
• WELL-APPOINTED KITCHEN
• FORMAL DINING ROOM
• MASTER SUITE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning
• Construction: Above-grade finished area approximately 1,899
• Exterior features: Built-Up and asphalt roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#510 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Pond Creek-Hunter (rural): math 30% / reading 40% proficiency, ranked #161 of 513 in OK (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($656 loan paydown + $3k appreciation (3.0% local appreciation)).
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.39% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $106,344
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 S Kansas St	0.29mi	4/2.0	1,629 (-14%)	21mo	$91,000	$56	46

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: 23.8%
• Equity multiple: 2.35×
• Total profit: $35,921
• Equity at exit: $42,671

10-year hold

• IRR: 24.7%
• Equity multiple: 4.52×
• Total profit: $93,625
• Equity at exit: $65,761

Cash invested: $26,572 (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 74640

• Active inventory: 2
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $384

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 66%

Sensitivity live

Price	-10% $450	-5% $417	+0% $384	+5% $351	+10% $319
Rent	-10% $280	-5% $332	+0% $384	+5% $436	+10% $488
Rate	-1.0pp $432	-0.5pp $408	base $384	+0.5pp $360	+1.0pp $335

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $94,900 Active 55 DOM
2. 2026-06-19
   days on market $94,900 Active 53 DOM
3. 2026-06-18
   days on market $94,900 Active 52 DOM
4. 2026-06-17
   days on market $94,900 Active 51 DOM
5. 2026-06-16
   days on market $94,900 Active 50 DOM
6. 2026-06-15
   days on market $94,900 Active 49 DOM
7. 2026-06-14
   days on market $94,900 Active 47 DOM
8. 2026-06-12
   days on market $94,900 Active 46 DOM
9. 2026-06-09
   days on market $94,900 Active 43 DOM
10. 2026-06-08
    days on market $94,900 Active 42 DOM
11. 2026-06-07
    days on market $94,900 Active 41 DOM
12. 2026-06-05
    days on market $94,900 Active 38 DOM
13. 2026-06-02
    days on market $94,900 Active 36 DOM
14. 2026-06-01
    days on market $94,900 Active 35 DOM
15. 2026-05-31
    days on market $94,900 Active 34 DOM
16. 2026-05-30
    days on market $94,900 Active 33 DOM
17. 2026-04-24
    listed $94,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥108°F today · 16 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: $15,798
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,761
• Taxable income: $3,296
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $3,819/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

This 1910 Colonial-style home requires moderate repairs and maintenance to enhance its curb appeal and interior appearance, with the potential to increase its resale and rental value.

Repairs flagged

• Minor kitchen backsplash — existing tile backsplash
• Minor bathroom fixtures — existing fixtures
• Moderate exterior paint — gray siding
• Moderate interior paint — existing paint, some wear
• Moderate HVAC units — existing units

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale paint interior — enhances interior appearance
• Resale replace kitchen backsplash — modernizes kitchen
• Resale replace bathroom fixtures — modernizes bathrooms
• Rental service HVAC units — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · existing tile backsplash	Minor	$500–3,000
bathroom fixtures · existing fixtures	Minor	$500–3,000
exterior paint · gray siding	Moderate	$3,000–15,000
interior paint · existing paint, some wear	Moderate	$3,000–15,000
HVAC units · existing units	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale paint interior — enhances interior appearance ↑
• Resale replace kitchen backsplash — modernizes kitchen ↑
• Resale replace bathroom fixtures — modernizes bathrooms ↑
• Rental service HVAC units — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pond Creek-Hunter
• NCES district ID: 4024720
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $48,980
• Composite: 32.86/100
• National rank: #10727
• State rank: #161 of 513 in OK

Livability — Hunter

• Score: 56/100
• State rank: #510
• US rank: #22614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, OK
• Population (ZIP): 240

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 12% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

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

1 event — show timeline

• 2026-04-24 Listed $94,900 NWOAR