520 N Locust St · Seiling, OK 73663

$125,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 193 Days on market

Built 1940 7,100 sqft 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 +10.9/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.8/10.0

Listing remarks

Very nice, clean, and modern single family home. Brand new privacy fence summer of '25. Corner lot one block from the football field and a short walk to the school. Two bed 1 bath and a very spacious backyard ready to be moved in.

Key facts

• Spacious backyard
• Privacy fence
• Corner lot

Tags

• PRIVACY FENCE
• CORNER LOT
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Occupied; No home warranty; Corner lot directions: East off of maintreet in Seiling, OK on W 6th St to Locust
• Financial info: Assumability unknown; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Living area value from assessor
• Home design: Single family residence; One story; Residential property; Existing property; Located in 1st Add
• Construction: Metal roof; Other construction materials; Conventional foundation; Built previously (existing)
• Exterior features: Corner lot; Outdoors storm shelter; No additional exterior features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-55 ($-659/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (27.5% below list).
• Recommended offer: $91k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#149 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Seiling (rural): math 16% / reading 24% proficiency, ranked #165 of 270 in OK (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Seiling Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 271 students, 0% FRL); Seiling Jr-Sr Hs (Jr) (math 8% / reading 22%, grade F, #226 of 345 statewide, top 67%, 86 students, 0% FRL); Seiling Jr-Sr Hs (Sr) (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 82 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $8k appreciation (6.0% local appreciation)).
• Dewey County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,606 (27.5% 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 193 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.72% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.93×
• Total profit: $32,630
• Equity at exit: $78,665

10-year hold

• IRR: 14.2%
• Equity multiple: 3.82×
• Total profit: $98,606
• Equity at exit: $142,729

Cash invested: $35,000 (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 73663

• Home prices YoY: 4.4%
• Active inventory: 7
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-55

Break-even live

Break-even rent $976

Max offer price $115,303

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-20	+0% $-55	+5% $-90	+10% $-126
Rent	-10% $-126	-5% $-91	+0% $-55	+5% $-19	+10% $17
Rate	-1.0pp $8	-0.5pp $-23	base $-55	+0.5pp $-87	+1.0pp $-120

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 193 DOM
2. 2026-06-21
   days on market $125,000 Active 192 DOM
3. 2026-06-18
   days on market $125,000 Active 190 DOM
4. 2026-06-17
   days on market $125,000 Active 189 DOM
5. 2026-06-16
   days on market $125,000 Active 188 DOM
6. 2026-06-15
   days on market $125,000 Active 187 DOM
7. 2026-06-13
   days on market $125,000 Active 185 DOM
8. 2026-06-12
   days on market $125,000 Active 184 DOM
9. 2026-06-09
   days on market $125,000 Active 181 DOM
10. 2026-06-08
    days on market $125,000 Active 180 DOM
11. 2026-06-08
    days on market $125,000 Active 179 DOM
12. 2026-06-05
    days on market $125,000 Active 177 DOM
13. 2026-06-04
    days on market $125,000 Active 175 DOM
14. 2026-06-02
    days on market $125,000 Active 174 DOM
15. 2026-06-01
    days on market $125,000 Active 173 DOM
16. 2026-05-31
    days on market $125,000 Active 172 DOM
17. 2025-12-02
    listed $125,000 Active
18. 2024-01-08
    soldstatus $86,500
19. 2021-05-03
    soldstatus $77,500
20. 2002-09-18
    soldstatus $20,000

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$368/yr (+$31/mo · 48.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,873
• − Mortgage interest: −$7,002
• − Property taxes: −$757
• − Insurance: −$625
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$3,636
• Taxable loss: −$2,887
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $34/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: Seiling
• NCES district ID: 4027240
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 24% ▼ -15.00%
• Median HH income: $48,536
• Composite: 17.74/100
• National rank: #9019
• State rank: #165 of 270 in OK

Livability — Seiling

• Score: 65/100
• State rank: #149
• US rank: #13332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seiling, OK
• Population (ZIP): 1,162

Population outlook (Dewey County) Hauer SSP2

• Today (2025): 5,172 people
• By 2030: 5,364 · +3.7%
• By 2040: 5,938 · +14.8%
• By 2050: 6,615 · +27.9%
• By 2075: 9,114 · +76.2%
• By 2100: 11,232 · +117.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 11% Native American 9% Hispanic / Latino 5%
• Common ancestry: Italian 8% Slovak 3% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Dewey

• 2024 margin: Solid R (+80.1) · D 9.4% · R 89.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -68.6pp · 2024: -80.1pp
• All cycles: 2024: R+80.1 2020: R+81.0 2016: R+77.6 2012: R+70.9 2008: R+68.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.01%
• Current HPI: 143.4865
• 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

+525.0% since first listed

4 events — show timeline

• 2025-12-02 Listed $125,000 MLSOK
• 2024-01-08 Sold (Public Records) $86,500 Public Records
• 2021-05-03 Sold (Public Records) $77,500 Public Records
• 2002-09-18 Sold (Public Records) $20,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $757 · +132.9% YoY. Source: county tax records.