301 W Meek St · Wayne, OK 73095

$85,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 80 Days on market

Built 1970 0.32 ac lot Est $64k · 34% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Appreciation +7.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

This home needs some updates but has protentional with a large, fenced backyard and beautiful shade trees. Located 2 blocks from school and 3 blocks from a convenient store, it would make an excellent starter home.

Key facts

• 2 blocks from school
• 0.32 acre lot
• 2 garage spots

Tags

• LARGE FENCED BACKYARD
• BEAUTIFUL SHADE TREES
• 2 BLOCKS FROM SCHOOL
• 3 BLOCKS FROM CONVENIENT STORE

Property features AI

Finance

• Other: Occupied; Directions: North corner of Meek and Seifried; Located in Brakefield addition; Homestead not claimed
• Financial info: Not assumable; Financing qualification likely (loan qualify: yes); Current price listed
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Living area per assessor
• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built as an existing structure
• Exterior features: Covered porch; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Living area with one living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#309 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Wayne (rural): math 11% / reading 19% proficiency, ranked #219 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wayne Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 204 students, 0% FRL); Wayne Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 146 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 30 active listings in the ZIP; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $4k appreciation (4.5% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 80 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $53k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
6. 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?
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: 1.23% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $63,568
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 S Fox St	0.09mi	3/1.0	1,028 (-6%)	2mo	$60,000	$58	84
200 W Barger St	0.25mi	2/1.0 (-1)	1,061 (-3%)	2mo	$40,000	$38	77
315 W Meek St	0.11mi	3/1.0	1,150 (+5%)	16mo	$94,900	$83	74
506 S Scott St	0.14mi	3/2.0	1,184 (+8%)	10mo	$165,000	$139	68
202 W Barger St	0.25mi	2/1.0 (-1)	957 (-13%)	2mo	$50,000	$52	61
313 W Meek St	0.09mi	2/2.0 (-1)	1,230 (+12%)	8mo	$60,000	$49	60

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

Projected returns pro-forma

4.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.54×
• Total profit: $36,616
• Equity at exit: $45,729

10-year hold

• IRR: 24.6%
• Equity multiple: 5.00×
• Total profit: $95,089
• Equity at exit: $76,975

Cash invested: $23,800 (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 73095

• Home prices YoY: 1.6%
• Active inventory: 30
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $304

Break-even live

Break-even rent $665

Max offer price $85,000

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-20
   status Active
2. 2026-05-20
   price $85,000
3. 2026-05-06
   status Pending
4. 2026-04-23
   price $110,000
5. 2026-02-18
   listed $138,000 Active
6. 2020-09-22
   soldstatus $50,000

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$234/yr (+$19/mo · 44.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,594
• − Mortgage interest: −$4,761
• − Property taxes: −$531
• − Insurance: −$425
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,473
• Taxable income: $2,389
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $3,071/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: Wayne
• NCES district ID: 4032010
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $44,370
• Composite: 13.2/100
• National rank: #9554
• State rank: #219 of 270 in OK

Livability — Wayne

• Score: 61/100
• State rank: #309
• US rank: #17891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wayne, OK
• Population (ZIP): 2,003

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Native American 15% Hispanic / Latino 10% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.52%
• Current HPI: 283.6558
• 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

+70.0% since first listed

6 events — show timeline

• 2026-05-20 Relisted — MLSOK
• 2026-05-20 Price Changed $85,000 MLSOK
• 2026-05-06 Pending — MLSOK
• 2026-04-23 Price Changed $110,000 MLSOK
• 2026-02-18 Listed $138,000 MLSOK
• 2020-09-22 Sold (Public Records) $50,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $531 · +6.2% YoY. Source: county tax records.