611 SW 9th · Wilburton, OK 74578

$115,000

3 bd · 1.0 ba · 1,638 sqft · SingleFamily public records · 12 Days on market

Built 1945 3,598 sqft lot Est $143k · 19% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Appreciation +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

TAKE A LOOK AT THIS CHARMING HOME! This spacious 2 bed 2 bath home features two living room areas! A nice size kitchen with plenty of cabinet space! This home offers a newer central heat & air unit, vinyl siding, metal roof and an attached carport! Also a covered front and back porch to enjoy a nice cup of coffee! Selling "as is". Come See!!

Key facts

• Quiet street
• Central heat and air
• Front and back porch

Tags

• QUIET STREET
• FRONT AND BACK PORCH
• CENTRAL HEAT AND AIR
• UPDATED FLOORING
• LARGE LAUNDRY MUDROOM
• CUSTOM BUILT-IN CABINETRY

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built with wood frame and vinyl siding; Metal roof
• Exterior features: Covered porch

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Wood-frame windows; Laminate countertops; Ventilation for improved indoor air quality; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

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 $173 ($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 $111k (3.5% below list).
• Recommended offer: $111k (3.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#351 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Wilburton (town): math 25% / reading 22% proficiency, ranked #136 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 57 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($795 loan paydown + $475 appreciation (0.4% local appreciation)).
• Latimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $115k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,014 (3.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 0.97% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $142,506
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 W Blair	0.58mi	3/2.0	1,516 (-7%)	16mo	$132,500	$87	43
804 Dollins St	0.55mi	3/2.0	1,833 (+12%)	10mo	$195,000	$106	42
504 W Caddo	0.64mi	3/1.0	1,464 (-11%)	21mo	$90,000	$61	35

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

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.31×
• Total profit: $9,872
• Equity at exit: $35,786

10-year hold

• IRR: 11.0%
• Equity multiple: 2.25×
• Total profit: $40,309
• Equity at exit: $44,977

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 74578

• Home prices YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $173

Break-even live

Break-even rent $891

Max offer price $115,000

Occupancy floor 79%

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 23 events

1. 2026-06-18
   days on market $115,000 Active 12 DOM
2. 2026-06-17
   days on market $115,000 Active 11 DOM
3. 2026-06-16
   days on market $115,000 Active 10 DOM
4. 2026-06-15
   days on market $115,000 Active 9 DOM
5. 2026-06-13
   days on market $115,000 Active 7 DOM
6. 2026-06-12
   days on market $115,000 Active 6 DOM
7. 2026-06-09
   days on market $115,000 Active 3 DOM
8. 2026-06-08
   days on market $115,000 Active 2 DOM
9. 2026-06-07
   days on marketlisting id $115,000 Active 1 DOM
10. 2026-06-04
    days on market $115,000 Active 136 DOM
11. 2026-06-02
    days on market $115,000 Active 135 DOM
12. 2026-06-01
    days on market $115,000 Active 134 DOM
13. 2026-05-31
    days on market $115,000 Active 133 DOM
14. 2026-03-07
    price $115,000
15. 2026-03-01
    price $120,000
16. 2026-02-28
    status Active
17. 2026-02-28
    price $115,000
18. 2025-12-22
    historical
19. 2025-11-09
    listed $127,000 Active
20. 2022-06-16
    soldstatus $68,000 Closed 361-char remark

    Show marketing remark (361 chars)

    TAKE A LOOK AT THIS CHARMING HOME! This spacious 2 bed 2 bath home features two living room areas! A nice size kitchen with plenty of cabinet space! This home offers a newer central heat & air unit, vinyl siding, metal roof and an attached carport! Also a covered front and back porch to enjoy a nice cup of coffee! Selling "as is". Come See!!

21. 2022-05-12
    status Pending 361-char remark

    Show marketing remark (361 chars)

    TAKE A LOOK AT THIS CHARMING HOME! This spacious 2 bed 2 bath home features two living room areas! A nice size kitchen with plenty of cabinet space! This home offers a newer central heat & air unit, vinyl siding, metal roof and an attached carport! Also a covered front and back porch to enjoy a nice cup of coffee! Selling "as is". Come See!!

22. 2022-05-06
    listed $68,000 Active 361-char remark

    Show marketing remark (361 chars)

    TAKE A LOOK AT THIS CHARMING HOME! This spacious 2 bed 2 bath home features two living room areas! A nice size kitchen with plenty of cabinet space! This home offers a newer central heat & air unit, vinyl siding, metal roof and an attached carport! Also a covered front and back porch to enjoy a nice cup of coffee! Selling "as is". Come See!!

23. 2006-04-10
    soldstatus $33,000

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$400/yr (+$33/mo · 63.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,322
• − Mortgage interest: −$6,442
• − Property taxes: −$635
• − Insurance: −$575
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,345
• Taxable income: $193
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,031/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: Wilburton
• NCES district ID: 4032790
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $38,345
• Composite: 19.72/100
• National rank: #8718
• State rank: #136 of 270 in OK

Livability — Wilburton

• Score: 60/100
• State rank: #351
• US rank: #19035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilburton, OK
• Population (ZIP): 5,721

Population outlook (Latimer County) Hauer SSP2

• Today (2025): 9,565 people
• By 2030: 9,029 · -5.6%
• By 2040: 8,084 · -15.5%
• By 2050: 7,283 · -23.9%
• By 2075: 5,893 · -38.4%
• By 2100: 4,944 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 61% Native American 24% Two or more races 10% Hispanic / Latino 5% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Latimer

• 2024 margin: Solid R (+65.6) · D 16.7% · R 82.3% · Other 1.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -37.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.0 2016: R+56.7 2012: R+38.3 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 176.1285
• 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

+248.5% since first listed

10 events — show timeline

• 2026-03-07 Price Changed $115,000 MLS Technology, Inc.
• 2026-03-01 Price Changed $120,000 MLS Technology, Inc.
• 2026-02-28 Relisted — MLS Technology, Inc.
• 2026-02-28 Price Changed $115,000 MLS Technology, Inc.
• 2025-12-22 Listing Removed — MLS Technology, Inc.
• 2025-11-09 Listed $127,000 MLS Technology, Inc.
• 2022-06-16 Sold (MLS) $68,000 MLS Technology, Inc.
• 2022-05-12 Pending — MLS Technology, Inc.
• 2022-05-06 Listed $68,000 MLS Technology, Inc.
• 2006-04-10 Sold (Public Records) $33,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $635 · +0.6% YoY. Source: county tax records.