1156 S Old Main St · Lamont, OK 74643

$169,900

3 bd · 2.0 ba · 1,728 sqft · SingleFamily · 37 Days on market

Built 1980 ↓ 3% since listing

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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 +9.8/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Key facts

• Built 1980
• Listed 37 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential mobile home; One-story
• Construction: Vinyl siding
• Exterior features: Composition roof; Shed(s)

Interior

• Kitchen: Dishwasher; Double oven; Disposal; Kitchen island
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: Kitchen island; Window coverings; Dishwasher; Disposal; Double oven; Water softener
• Laundry & utility: Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (28.3% below list).
• Recommended offer: $122k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#237 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D+, crime F, amenities F.
• Deer Creek-Lamont (rural): math 40% / reading 45% proficiency, ranked #71 of 513 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (9.6% local appreciation)).
• Grant County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,793 (28.3% 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 37 days. Have you received any prior offers? Is the seller open to a 28% 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 D-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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.55×
• Total profit: $73,861
• Equity at exit: $147,540

10-year hold

• IRR: 18.0%
• Equity multiple: 5.77×
• Total profit: $226,898
• Equity at exit: $312,479

Cash invested: $47,572 (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 74643

• Home prices YoY: 5.4%
• Active inventory: 2
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-212

Break-even live

Break-even rent $1,486

Max offer price $139,227

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-153	+0% $-212	+5% $-271	+10% $-329
Rent	-10% $-308	-5% $-260	+0% $-212	+5% $-164	+10% $-116
Rate	-1.0pp $-126	-0.5pp $-169	base $-212	+0.5pp $-256	+1.0pp $-301

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $169,900 Active 37 DOM
2. 2026-06-18
   days on market $169,900 Active 35 DOM
3. 2026-06-17
   days on market $169,900 Active 34 DOM
4. 2026-06-16
   days on market $169,900 Active 33 DOM
5. 2026-06-15
   days on market $169,900 Active 32 DOM
6. 2026-06-13
   days on market $169,900 Active 30 DOM
7. 2026-06-12
   days on market $169,900 Active 29 DOM
8. 2026-06-09
   days on market $169,900 Active 26 DOM
9. 2026-06-08
   days on market $169,900 Active 25 DOM
10. 2026-06-08
    days on market $169,900 Active 24 DOM
11. 2026-06-05
    days on market $169,900 Active 22 DOM
12. 2026-06-04
    days on market $169,900 Active 20 DOM
13. 2026-06-02
    days on market $169,900 Active 19 DOM
14. 2026-06-01
    days on market $169,900 Active 18 DOM
15. 2026-05-31
    days on market $169,900 Active 17 DOM
16. 2026-05-14
    listed $169,900 Active
17. 2026-02-13
    price $176,000

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 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: $14,615
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,943
• Taxable loss: −$5,581
• Est. tax savings @ 24.0%: +$1,339
• After-tax cash flow: $-1,204/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: Deer Creek-Lamont
• NCES district ID: 4017020
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $52,251
• Composite: 39.1/100
• National rank: #8256
• State rank: #71 of 513 in OK

Livability — Lamont

• Score: 62/100
• State rank: #237
• US rank: #16148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamont, OK
• Population (ZIP): 508

Population outlook (Grant County) Hauer SSP2

• Today (2025): 4,375 people
• By 2030: 4,328 · -1.1%
• By 2040: 4,348 · -0.6%
• By 2050: 4,536 · +3.7%
• By 2075: 5,336 · +22.0%
• By 2100: 5,501 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Native American 2% Two or more races 2%
• Common ancestry: Portuguese 1% Romanian 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+70.5) · D 13.9% · R 84.4% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -56.3pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+73.5 2016: R+70.0 2012: R+62.0 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.55%
• Current HPI: 187.653
• 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

-3.5% since first listed

2 events — show timeline

• 2026-05-14 Listed $169,900 NWOAR
• 2026-02-13 Price Changed $176,000 SBOR