109 N Randlett · Hobart, OK 73651

$119,000

3 bd · 2.0 ba · 1,421 sqft · SingleFamily public records · 478 Days on market

Built 1985 10,498 sqft lot Est $82k · 44% over

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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 +24.2/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Brick, three bed, two bath home with central heat and air, two car attached garage, enclosed patio, inside utility, dining area, and fenced yard.

Key facts

• Fenced yard
• Dining area
• Inside utility room

Tags

• INSIDE UTILITY ROOM
• DINING AREA
• ENCLOSED PATIO
• FENCED YARD

Property features AI

Finance

• Other: Living area reported as 1,421 (assessor); Occupied; Active listing; No conditions affecting sale
• Financial info: Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One level; Residential property; Located in the Hills addition; Homestead exempt
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Interior lot; Storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: One living area; Fireplace (other type); Existing property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#627 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D+, amenities F, commute F.
• Hobart (town): math 23% / reading 28% proficiency, ranked #110 of 270 in OK (top 41%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hobart Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 366 students, 0% FRL); Hobart Ms (math 22% / reading 27%, grade F, #97 of 345 statewide, top 31%, 163 students, 0% FRL); Hobart Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 197 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 54 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 478 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $80k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 478 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 D 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. 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: 1.05% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $82,418
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 N Washington	0.24mi	3/2.0	1,416 (-0%)	9mo	$139,500	$99	81
415 N Hitchcock St	0.30mi	3/1.0	1,372 (-3%)	6mo	$5,000	$4	71
613 N Broadway	0.49mi	3/2.0	1,407 (-1%)	6mo	$115,000	$82	70
118 S Hitchcock St	0.14mi	3/1.0	1,456 (+2%)	20mo	$11,666	$8	69
326 N Washington St	0.32mi	3/2.0	1,523 (+7%)	18mo	$83,100	$55	58
309 N Stephens St	0.34mi	3/2.0	1,520 (+7%)	24mo	$48,000	$32	53
409 S Park Rd	0.50mi	3/1.0	1,366 (-4%)	18mo	$79,000	$58	51
512 N Randlett St	0.34mi	3/1.0	1,248 (-12%)	11mo	$115,000	$92	51
229 S Hill St	0.21mi	2/1.0 (-1)	1,254 (-12%)	15mo	$45,000	$36	49
200 S Pueblo Ave	0.34mi	3/2.0	1,232 (-13%)	19mo	$100,000	$81	46
325 W Dogwood St	0.41mi	2/1.0 (-1)	1,246 (-12%)	9mo	$73,000	$59	44

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: 30.5%
• Equity multiple: 3.40×
• Total profit: $79,846
• Equity at exit: $107,205

10-year hold

• IRR: 26.4%
• Equity multiple: 7.70×
• Total profit: $223,232
• Equity at exit: $231,191

Cash invested: $33,320 (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 73651

• Home prices YoY: 8.0%
• Active inventory: 54
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $237

Break-even live

Break-even rent $944

Max offer price $119,000

Occupancy floor 76%

Sensitivity live

Price	-10% $304	-5% $270	+0% $237	+5% $203	+10% $169
Rent	-10% $138	-5% $187	+0% $237	+5% $286	+10% $335
Rate	-1.0pp $296	-0.5pp $267	base $237	+0.5pp $206	+1.0pp $174

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $119,000 Active 478 DOM
2. 2026-06-21
   days on market $119,000 Active 477 DOM
3. 2026-06-18
   days on market $119,000 Active 475 DOM
4. 2026-06-17
   days on market $119,000 Active 474 DOM
5. 2026-06-16
   days on market $119,000 Active 473 DOM
6. 2026-06-15
   days on market $119,000 Active 472 DOM
7. 2026-06-13
   days on market $119,000 Active 470 DOM
8. 2026-06-12
   days on market $119,000 Active 469 DOM
9. 2026-06-09
   days on market $119,000 Active 466 DOM
10. 2026-06-08
    days on market $119,000 Active 465 DOM
11. 2026-06-08
    days on market $119,000 Active 464 DOM
12. 2026-06-05
    days on market $119,000 Active 462 DOM
13. 2026-06-04
    price $119,000 Active 460 DOM
14. 2025-02-24
    listed $120,000 Active
15. 2020-02-20
    soldstatus $80,000
16. 2018-08-03
    soldstatus $27,600
17. 2018-07-27
    soldstatus $27,500 145-char remark

    Show marketing remark (145 chars)

    Brick, three bed, two bath home with central heat and air, two car attached garage, enclosed patio, inside utility, dining area, and fenced yard.

18. 2018-04-05
    listed $35,000 145-char remark

    Show marketing remark (145 chars)

    Brick, three bed, two bath home with central heat and air, two car attached garage, enclosed patio, inside utility, dining area, and fenced yard.

19. 1993-02-01
    soldstatus $52,000

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$201/yr (+$17/mo · 23.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $14,926
• − Mortgage interest: −$6,666
• − Property taxes: −$870
• − Insurance: −$595
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,462
• Taxable income: $945
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,611/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: Hobart
• NCES district ID: 4014700
• Math proficiency: 23% ▼ -6.00%
• Reading proficiency: 28% ▼ -8.00%
• Median HH income: $36,779
• Composite: 21.2/100
• National rank: #8417
• State rank: #110 of 270 in OK

Livability — Hobart

• Score: 53/100
• State rank: #627
• US rank: #24677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hobart, OK
• City population: 4,070
• Population (ZIP): 4,070

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 10% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 8% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.68%
• Current HPI: 158.6311
• 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

+130.8% since first listed

6 events — show timeline

• 2025-02-24 Listed $120,000 MLSOK
• 2020-02-20 Sold (Public Records) $80,000 Public Records
• 2018-08-03 Sold (Public Records) $27,600 Public Records
• 2018-07-27 Sold (MLS) $27,500 MLSOK
• 2018-04-05 Listed $35,000 MLSOK
• 1993-02-01 Sold (Public Records) $52,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $870 · +3.1% YoY. Source: county tax records.