78332 S 4760 Rd · Piney, OK 74960

$119,500

2 bd · 1.0 ba · 830 sqft · SingleFamily · 42 Days on market

Built 1968 Fair condition 0.95 ac lot

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.9/5.0
• Schools +0.7/10.0

Listing remarks MLS

2 Houses for the Price of One! Both set on . 95 acres in a country setting. One has 2 bedrooms, 1 Bath that has been well taken care of and the other has 1 Bedroom, 1 Bath with dine in kitchen. Both have newer roofs and siding.

Key facts

• Creek access
• Detached workshop
• 0.95 acre lot

Tags

• BUTCHER BLOCK COUNTERTOPS
• DETACHED WORKSHOP
• CREEK ACCESS

Property features AI

Exterior

• Parking: Detached garage with workshop, shelving and storage; 1 garage space
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available; Well water; Septic tank
• Home design: Single-story home; Faces north; Entry on main level
• Construction: Built (year per public records); Vinyl siding with wood frame construction; Metal roof; Crawlspace and slab foundation
• Exterior features: Deck; Gravel driveway; Mature trees; Storage and a second residence on the property; Partial, privacy and barbed wire fencing; No safety shelter

Interior

• Kitchen: Oven; Range/Stove; Gas range/oven connection
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window unit(s) for cooling
• Interior features: Butcher block and laminate counters; Ceiling fan(s); Insulated doors and storm door(s); Aluminum frame, storm, vinyl, and insulated windows; Gas range/oven connection
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-21 ($-258/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (14.8% below list).
• Recommended offer: $102k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 37/100 on livability (#733 in OK) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($826 loan paydown + $3k 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 $33k cash investment doubles in ~8 years — 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

• It's been on market 42 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $88k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $101,818 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.23×
• Total profit: $7,774
• Equity at exit: $48,127

10-year hold

• IRR: 7.9%
• Equity multiple: 2.09×
• Total profit: $36,420
• Equity at exit: $70,075

Cash invested: $33,460 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-21

Break-even live

Break-even rent $1,045

Max offer price $116,392

Occupancy floor 97%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $119,500 Active 42 DOM
2. 2026-06-17
   days on market $119,500 Active 41 DOM
3. 2026-06-16
   days on market $119,500 Active 40 DOM
4. 2026-06-15
   days on market $119,500 Active 39 DOM
5. 2026-06-13
   days on market $119,500 Active 37 DOM
6. 2026-06-12
   days on market $119,500 Active 36 DOM
7. 2026-06-09
   days on market $119,500 Active 33 DOM
8. 2026-06-08
   days on market $119,500 Active 32 DOM
9. 2026-06-08
   days on market $119,500 Active 31 DOM
10. 2026-06-07
    days on market $119,500 Active 30 DOM
11. 2026-06-04
    days on market $119,500 Active 27 DOM
12. 2026-06-02
    days on market $119,500 Active 26 DOM
13. 2026-06-01
    days on market $119,500 Active 25 DOM
14. 2026-05-31
    days on market $119,500 Active 24 DOM
15. 2026-05-06
    listed $119,500 Active
16. 2026-02-25
    historical
17. 2025-11-17
    listed $120,000 Active
18. 2021-10-08
    soldstatus $88,000 Closed 227-char remark

    Show marketing remark (227 chars)

    2 Houses for the Price of One! Both set on . 95 acres in a country setting. One has 2 bedrooms, 1 Bath that has been well taken care of and the other has 1 Bedroom, 1 Bath with dine in kitchen. Both have newer roofs and siding.

19. 2021-08-30
    status Pending 227-char remark

    Show marketing remark (227 chars)

    2 Houses for the Price of One! Both set on . 95 acres in a country setting. One has 2 bedrooms, 1 Bath that has been well taken care of and the other has 1 Bedroom, 1 Bath with dine in kitchen. Both have newer roofs and siding.

20. 2021-07-30
    status Active 227-char remark

    Show marketing remark (227 chars)

    2 Houses for the Price of One! Both set on . 95 acres in a country setting. One has 2 bedrooms, 1 Bath that has been well taken care of and the other has 1 Bedroom, 1 Bath with dine in kitchen. Both have newer roofs and siding.

21. 2021-07-28
    status Pending 227-char remark

    Show marketing remark (227 chars)

    2 Houses for the Price of One! Both set on . 95 acres in a country setting. One has 2 bedrooms, 1 Bath that has been well taken care of and the other has 1 Bedroom, 1 Bath with dine in kitchen. Both have newer roofs and siding.

22. 2021-05-18
    listed $99,500 Active 227-char remark

    Show marketing remark (227 chars)

    2 Houses for the Price of One! Both set on . 95 acres in a country setting. One has 2 bedrooms, 1 Bath that has been well taken care of and the other has 1 Bedroom, 1 Bath with dine in kitchen. Both have newer roofs and siding.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,218
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,476
• Taxable loss: −$2,297
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $294/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, including updating the kitchen and painting interior walls, to improve its condition and value.

Repairs flagged

• Minor kitchen cabinets — dated cabinets
• Minor bathroom fixtures — standard fixtures
• Minor landscaping — lawn needs trimming

Value-add opportunities

• Both paint interior walls — Fresh paint can improve the home's appearance and value
• Both update kitchen cabinets — Modernizing the kitchen can increase both resale and rental value
• Both landscaping — A well-maintained yard can enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated cabinets	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
landscaping · lawn needs trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both update kitchen cabinets — Modernizing the kitchen can increase both resale and rental value ↑
• Both landscaping — A well-maintained yard can enhance curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Piney

• Score: 37/100
• State rank: #733
• US rank: #27608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piney, 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

+20.1% since first listed

8 events — show timeline

• 2026-05-06 Listed $119,500 MLS Technology, Inc.
• 2026-02-25 Listing Removed — MLS Technology, Inc.
• 2025-11-17 Listed $120,000 MLS Technology, Inc.
• 2021-10-08 Sold (MLS) $88,000 MLS Technology, Inc.
• 2021-08-30 Pending — MLS Technology, Inc.
• 2021-07-30 Relisted — MLS Technology, Inc.
• 2021-07-28 Pending — MLS Technology, Inc.
• 2021-05-18 Listed $99,500 MLS Technology, Inc.