319 W Main St · Fort Cobb, OK 73038

$115,000

3 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 127 Days on market

Built 1910 7,000 sqft lot Est $107k · 7% over

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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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• ARV discount +4.3/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +2.2/10.0

Listing remarks MLS

Affordable opportunity to live in Fort Cobb aka 'Title Town'.... Great place !!! This home has a large bathroom and a huge laundry room that could easily be used for that 4th bedroom or an office. The out building is used for a weight room and the basement is underneath.

Key facts

• Covered porch
• Metal roof
• Outbuilding

Tags

• COVERED PORCH
• METAL ROOF
• FENCED BACK YARD
• CARPORT
• OUTBUILDING
• BELOW GROUND STORM SHELTER

Property features AI

Finance

• Other: Located in Fort Cobb Ot legal addition; Directions: From Hazlett Street go west on Main St.; 319 W. Main is on the south side.
• Financial info: Current price listed (as of listing): $115,000; Taxes listed: $883; Assumable loan: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead eligible
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Brick and frame construction; Metal roof (replaced/installed 2020); Conventional foundation
• Exterior features: Covered porch; Outbuildings; Below-ground storm shelter; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; Gas log fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (4.6% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#200 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Fort Cobb-Broxton (rural): math 20% / reading 25% proficiency, ranked #373 of 513 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Fort Cobb-Broxton Lower Es (math 24% / reading 34%, grade F, #255 of 845 statewide, top 35%, 138 students, 0% FRL); Fort Cobb-Broxton Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 77 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $107,448
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 W Ponjo Ave	0.07mi	3/2.0	1,328 (-8%)	7mo	$98,000	$74	73
217 N 3rd St	0.10mi	4/2.0 (+1)	1,419 (-2%)	23mo	$64,900	$46	63
1012 N Scenic Ridge Rd	0.73mi	3/2.0	1,417 (-2%)	21mo	$107,000	$76	40

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-9,636
• Equity at exit: $17,147

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,122
• Equity at exit: $9,943

Cash invested: $32,200 (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 73038

• Home prices YoY: -3.3%
• Active inventory: 18
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $142

Break-even live

Break-even rent $917

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $207	-5% $174	+0% $142	+5% $109	+10% $77
Rent	-10% $55	-5% $98	+0% $142	+5% $185	+10% $228
Rate	-1.0pp $200	-0.5pp $171	base $142	+0.5pp $112	+1.0pp $82

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-20
   status Pending
2. 2026-01-12
   listed $115,000 Active
3. 2024-08-09
   soldstatus $80,000 Closed 274-char remark

   Show marketing remark (274 chars)

   Affordable opportunity to live in Fort Cobb aka 'Title Town'.... Great place !!! This home has a large bathroom and a huge laundry room that could easily be used for that 4th bedroom or an office. The out building is used for a weight room and the basement is underneath.

4. 2024-06-07
   soldstatus $80,000
5. 2024-03-22
   status Pending 274-char remark

   Show marketing remark (274 chars)

   Affordable opportunity to live in Fort Cobb aka 'Title Town'.... Great place !!! This home has a large bathroom and a huge laundry room that could easily be used for that 4th bedroom or an office. The out building is used for a weight room and the basement is underneath.

6. 2024-03-12
   listed $85,000 Active 274-char remark

   Show marketing remark (274 chars)

   Affordable opportunity to live in Fort Cobb aka 'Title Town'.... Great place !!! This home has a large bathroom and a huge laundry room that could easily be used for that 4th bedroom or an office. The out building is used for a weight room and the basement is underneath.

7. 2008-07-02
   soldstatus $30,500

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$152/yr (+$13/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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,159
• − Mortgage interest: −$6,442
• − Property taxes: −$883
• − Insurance: −$575
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,345
• Taxable loss: −$192
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,747/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: Fort Cobb-Broxton
• NCES district ID: 4033602
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $41,403
• Composite: 22.3/100
• National rank: #13495
• State rank: #373 of 513 in OK

Livability — Fort Cobb

• Score: 63/100
• State rank: #200
• US rank: #15072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Cobb, OK
• Population (ZIP): 1,442

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 64% Native American 21% Two or more races 12% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Iranian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.67%
• Current HPI: 167.8913
• 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

+277.0% since first listed

7 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-01-12 Listed $115,000 MLSOK
• 2024-08-09 Sold (MLS) $80,000 MLSOK
• 2024-06-07 Sold (Public Records) $80,000 Public Records
• 2024-03-22 Pending — MLSOK
• 2024-03-12 Listed $85,000 MLSOK
• 2008-07-02 Sold (Public Records) $30,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $883 · +282.3% YoY. Source: county tax records.