213 E 5th · Stonewall, OK 74871

$115,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 151 Days on market

Built 1965 0.32 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).

• Appreciation +9.7/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.9/10.0
• DSCR +1.7/10.0

Listing remarks

Super cute Updated 2-bedroom, 1-bath home located on a large corner lot in the heart of Stonewall. This well-maintained property offers comfortable living with a fenced backyard and a storage building for added convenience. Convenient in-town location close to local amenities.

Key facts

• Storage building
• In-town location
• Fenced backyard

Tags

• CORNER LOT
• FENCED BACKYARD
• STORAGE BUILDING
• IN-TOWN LOCATION

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Security: No safety shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Metal roof; Aluminum siding; Wood frame construction; Built per public records
• Exterior features: Porch; Shed(s) and storage; Chain link fencing; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range/Stove; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating; Two cooling units
• Interior features: Vinyl windows; Wood counters; Gas oven connection; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (27.7% below list).
• Recommended offer: $83k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#639 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Stonewall (rural): math 20% / reading 23% proficiency, ranked #155 of 270 in OK (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stonewall Es (math 37% / reading 32%, grade F, #168 of 845 statewide, top 24%, 198 students, 0% FRL); Mclish Ms (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 131 students, 0% FRL); Stonewall Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 123 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $11k appreciation (9.4% local appreciation)).
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $115k implies a 945% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $83,114 (27.7% 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 151 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 1965 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.53×
• Total profit: $49,268
• Equity at exit: $98,730

10-year hold

• IRR: 17.9%
• Equity multiple: 5.69×
• Total profit: $150,958
• Equity at exit: $207,936

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 74871

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $831 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-138

Break-even live

Break-even rent $1,006

Max offer price $95,011

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-98	+0% $-138	+5% $-178	+10% $-218
Rent	-10% $-204	-5% $-171	+0% $-138	+5% $-105	+10% $-72
Rate	-1.0pp $-80	-0.5pp $-109	base $-138	+0.5pp $-168	+1.0pp $-198

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 19 events

1. 2026-06-21
   days on market $115,000 Active 151 DOM
2. 2026-06-19
   days on market $115,000 Active 149 DOM
3. 2026-06-18
   days on market $115,000 Active 148 DOM
4. 2026-06-17
   days on market $115,000 Active 147 DOM
5. 2026-06-17
   days on market $115,000 Active 146 DOM
6. 2026-06-16
   days on market $115,000 Active 145 DOM
7. 2026-06-14
   days on market $115,000 Active 143 DOM
8. 2026-06-12
   days on market $115,000 Active 142 DOM
9. 2026-06-09
   days on market $115,000 Active 139 DOM
10. 2026-06-08
    days on market $115,000 Active 138 DOM
11. 2026-06-07
    days on market $115,000 Active 137 DOM
12. 2026-06-03
    days on market $115,000 Active 133 DOM
13. 2026-06-02
    days on market $115,000 Active 132 DOM
14. 2026-06-01
    days on market $115,000 Active 131 DOM
15. 2026-05-31
    days on market $115,000 Active 130 DOM
16. 2026-05-30
    days on market $115,000 Active 129 DOM
17. 2026-02-26
    price $120,000
18. 2026-01-19
    listed $125,000 Active
19. 2001-03-23
    soldstatus $11,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $9,974
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$798
• − Management: −$798
• − Depreciation: −$3,345
• Taxable loss: −$3,709
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $-767/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: Stonewall
• NCES district ID: 4028800
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $43,982
• Composite: 18.58/100
• National rank: #8908
• State rank: #155 of 270 in OK

Livability — Stonewall

• Score: 52/100
• State rank: #639
• US rank: #24889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stonewall, OK
• Population (ZIP): 2,174

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Native American 23% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: European 2% Iranian 1% Slovak 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.42%
• Current HPI: 319.5458
• 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

+990.9% since first listed

3 events — show timeline

• 2026-02-26 Price Changed $120,000 MLS Technology, Inc.
• 2026-01-19 Listed $125,000 MLS Technology, Inc.
• 2001-03-23 Sold (Public Records) $11,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $197 · +4.8% YoY. Source: county tax records.