416 N Wilson St · Fairfax, OK 74637

$25,250

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 14 Days on market

Built 1965 7,500 sqft lot ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 1-bath home in Fairfax, Oklahoma. Built in 1965, this property offers plenty of potential for investors, or buyers looking to renovate and customize a home to their needs. The home features brick siding, a spacious lot, outdoor activities, or additional improvements. Property is being sold in its current condition and will require repairs and updates. Conveniently located within the community of Fairfax with easy access to local amenities. Bring your vision and unlock the possibilities this property has to offer. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Brick siding
• Spacious lot
• 7,500 sq ft lot

Tags

• BRICK SIDING
• SPACIOUS LOT

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces west
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Porch; Chain link fencing; Shed(s)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Aluminum framed windows; Laminate countertops

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $25k).

Location & tenants

• Location reads 60/100 on livability (#366 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Woodland (rural): math 15% / reading 23% proficiency, ranked #192 of 270 in OK (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($174 loan paydown + $3k appreciation (10.0% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe 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 $25,250

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 3.79% ✓
• Cap rate: 34.11%
• Cash-on-cash: 99.33%
• DSCR: 5.42
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.22×
• Total profit: $51,038
• Equity at exit: $22,747

10-year hold

• IRR: —
• Equity multiple: 18.12×
• Total profit: $121,011
• Equity at exit: $49,055

Cash invested: $7,070 (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 74637

• Home prices YoY: 11.6%
• Active inventory: 7
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$132
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $585

Break-even live

Break-even rent $216

Max offer price $25,250

Occupancy floor 34%

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: $6,312
• Closing costs: $758
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-17
   status $25,250 Pending 14 DOM
2. 2026-06-17
   days on market $25,250 Active 14 DOM
3. 2026-06-16
   days on market $25,250 Active 13 DOM
4. 2026-06-15
   days on market $25,250 Active 12 DOM
5. 2026-06-13
   days on market $25,250 Active 10 DOM
6. 2026-06-12
   days on market $25,250 Active 9 DOM
7. 2026-06-09
   days on market $25,250 Active 6 DOM
8. 2026-06-08
   days on market $25,250 Active 5 DOM
9. 2026-06-08
   days on market $25,250 Active 4 DOM
10. 2026-06-05
    days on market $25,250 Active 2 DOM
11. 2026-06-04
    remarks 689-char remark
12. 2026-06-04
    listed $25,250 Active 1 DOM

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $331 · $28/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,480
• − Mortgage interest: −$1,414
• − Property taxes: −$331
• − Insurance: −$126
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$735
• Taxable income: $7,037
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $5,334/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: Woodland
• NCES district ID: 4030048
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 23% ▼ -1.00%
• Median HH income: $34,036
• Composite: 15.53/100
• National rank: #9300
• State rank: #192 of 270 in OK

Livability — Fairfax

• Score: 60/100
• State rank: #366
• US rank: #19529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfax, OK
• Population (ZIP): 1,501

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 64% Native American 19% Two or more races 12% Black 3% Hispanic / Latino 3%
• Common ancestry: Italian 4% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 29.61%
• Current HPI: 285.9263
• 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

-2.9% since first listed

2 events — show timeline

• 2026-06-01 Listed $25,250 MLS Technology, Inc.
• 2008-01-22 Sold (Public Records) $26,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $331 · +15.3% YoY. Source: county tax records.