13 W Chestnut St · Stilwell, OK 74960

$69,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 36 Days on market

Built 1970 0.45 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Prime Commercial Opportunity on Hwy 59! Great potential with this 1,264 sq ft (CH) m/l property perfectly positioned along busy Highway 59, offering excellent visibility and high traffic exposure. This property includes a home that could be transformed into office space, retail, or other commercial use (subject to zoning), making it a versatile investment opportunity. With its prime location and strong frontage, this is an ideal spot for a small business, rental income, or redevelopment. The structure is a fixer-upper, giving you the chance to customize it to fit your needs and vision. Opportunities like this along Hwy 59 don’t come around often—bring your ideas and make it your own!

Key facts

• Strong frontage
• Excellent visibility
• 0.45 acre lot

Tags

• PRIME COMMERCIAL OPPORTUNITY
• EXCELLENT VISIBILITY
• HIGH TRAFFIC EXPOSURE
• STRONG FRONTAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story; Wood-frame construction; Crawlspace foundation; Metal roof; Year built per public records
• Construction: Wood frame construction; Metal roof; Crawlspace foundation
• Exterior features: Covered porch; South-facing lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#541 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: commute C-, schools F, crime F.
• Stilwell (town): math 6% / reading 12% proficiency, ranked #258 of 270 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($477 loan paydown + $1k appreciation (2.1% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $30k; list at $69k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $144,096
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 E Walnut St	0.41mi	3/2.0	1,232 (-2%)	20mo	$163,000	$132	56
807 S 2nd St	0.69mi	3/2.0	1,216 (-4%)	6mo	$138,055	$114	53
422 W Cedar St	0.62mi	3/1.0	1,248 (-1%)	22mo	$103,500	$83	51

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

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.41×
• Total profit: $27,187
• Equity at exit: $27,789

10-year hold

• IRR: 27.4%
• Equity multiple: 4.62×
• Total profit: $69,915
• Equity at exit: $40,462

Cash invested: $19,320 (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 74960

• Home prices YoY: 1.0%
• Active inventory: 96
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $345

Break-even live

Break-even rent $514

Max offer price $69,000

Occupancy floor 59%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 N 6th Pl Unit 212 Stilwell, OK	3.0	1.0	1200	$950	$0.79	21d	1	0.45mi

Listing history 18 events

1. 2026-06-18
   days on market $69,000 Active 36 DOM
2. 2026-06-17
   days on market $69,000 Active 35 DOM
3. 2026-06-16
   days on market $69,000 Active 34 DOM
4. 2026-06-15
   days on market $69,000 Active 33 DOM
5. 2026-06-13
   days on market $69,000 Active 31 DOM
6. 2026-06-12
   days on market $69,000 Active 30 DOM
7. 2026-06-09
   days on market $69,000 Active 27 DOM
8. 2026-06-08
   days on market $69,000 Active 26 DOM
9. 2026-06-08
   days on market $69,000 Active 25 DOM
10. 2026-06-07
    days on market $69,000 Active 24 DOM
11. 2026-06-04
    days on market $69,000 Active 21 DOM
12. 2026-06-02
    days on market $69,000 Active 20 DOM
13. 2026-06-01
    days on market $69,000 Active 19 DOM
14. 2026-05-31
    days on market $69,000 Active 18 DOM
15. 2026-05-13
    listed $69,000 Active

    Show marketing remark (704 chars)

    Prime Commercial Opportunity on Hwy 59! Great potential with this 1,264 sq ft (CH) m/l property perfectly positioned along busy Highway 59, offering excellent visibility and high traffic exposure. This property includes a home that could be transformed into office space, retail, or other commercial use (subject to zoning), making it a versatile investment opportunity. With its prime location and strong frontage, this is an ideal spot for a small business, rental income, or redevelopment. The structure is a fixer-upper, giving you the chance to customize it to fit your needs and vision. Opportunities like this along Hwy 59 don’t come around often—bring your ideas and make it your own!

16. 2026-05-13
    listed $69,000 Active 704-char remark

    Show marketing remark (704 chars)

    Prime Commercial Opportunity on Hwy 59! Great potential with this 1,264 sq ft (CH) m/l property perfectly positioned along busy Highway 59, offering excellent visibility and high traffic exposure. This property includes a home that could be transformed into office space, retail, or other commercial use (subject to zoning), making it a versatile investment opportunity. With its prime location and strong frontage, this is an ideal spot for a small business, rental income, or redevelopment. The structure is a fixer-upper, giving you the chance to customize it to fit your needs and vision. Opportunities like this along Hwy 59 don’t come around often—bring your ideas and make it your own!

17. 2026-05-13
    listed $69,000 Active 704-char remark

    Show marketing remark (704 chars)

    Prime Commercial Opportunity on Hwy 59! Great potential with this 1,264 sq ft (CH) m/l property perfectly positioned along busy Highway 59, offering excellent visibility and high traffic exposure. This property includes a home that could be transformed into office space, retail, or other commercial use (subject to zoning), making it a versatile investment opportunity. With its prime location and strong frontage, this is an ideal spot for a small business, rental income, or redevelopment. The structure is a fixer-upper, giving you the chance to customize it to fit your needs and vision. Opportunities like this along Hwy 59 don’t come around often—bring your ideas and make it your own!

18. 2001-01-08
    soldstatus $29,500

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$437/yr (+$36/mo · 237.5%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$3,865
• − Property taxes: −$184
• − Insurance: −$345
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,007
• Taxable income: $3,175
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $3,373/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: Stilwell
• NCES district ID: 4028710
• Math proficiency: 6% ▼ -10.00%
• Reading proficiency: 12% ▼ -5.00%
• Median HH income: $28,414
• Composite: 6.71/100
• National rank: #9985
• State rank: #258 of 270 in OK

Livability — Stilwell

• Score: 55/100
• State rank: #541
• US rank: #23144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stilwell, OK
• Population (ZIP): 11,964

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 51% White 31% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.15%
• Current HPI: 223.6773
• 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

+133.9% since first listed

4 events — show timeline

• 2026-05-13 Listed $69,000 WRVBOR
• 2026-05-13 Listed $69,000 NWARMLS
• 2026-05-13 Listed $69,000 MLS Technology, Inc.
• 2001-01-08 Sold (Public Records) $29,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $184 · +4.5% YoY. Source: county tax records.