403 E Blair · Wilburton, OK 74578

$89,500

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 49 Days on market

Built 1940 9,801 sqft lot Est $112k · 20% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Appreciation +5.2/10.0
• 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

Charming 2 bedroom, 1 bath home located in the friendly small town of Wilburton, Oklahoma. This home has had several improvements including updated plumbing, electrical, and a new AC and heat unit.   Home is very roomy and open giving plenty of space for comfortable living. Kitchen has plenty of cabinet space. Other features include a carport and a nice size storage/workshop in the back yard!

Key facts

• Attached carport
• Remodeled bathroom
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• REMODELED BATHROOM
• NEW FLOORING
• EFFICIENT SPLIT MINI UNIT
• ATTACHED CARPORT
• MUDROOM

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Built with Masonite and wood frame; Asphalt/fiberglass roof
• Exterior features: Front porch; Exterior storage

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Electric heating; Ductless cooling
• Interior features: Ceiling fan(s); Laminate countertops; Aluminum window frames; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

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 $989 of equity ($619 loan paydown + $370 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $40k; list at $90k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1940 — 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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $111,834
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 E Cedar Ave	0.48mi	3/1.0 (+1)	1,056 (+3%)	3mo	$115,000	$109	65
414 E Ada	0.12mi	3/1.0 (+1)	1,100 (+7%)	19mo	$105,000	$95	62
908 E Rock Is	0.44mi	2/2.0	1,100 (+7%)	8mo	$130,000	$118	56
111 E Blair Ave	0.29mi	2/2.0	936 (-9%)	21mo	$69,200	$74	50

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: 9.0%
• Equity multiple: 1.44×
• Total profit: $11,078
• Equity at exit: $27,851

10-year hold

• IRR: 13.5%
• Equity multiple: 2.54×
• Total profit: $38,697
• Equity at exit: $35,004

Cash invested: $25,060 (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: 8.0×

Monthly cashflow live

• Estimated rent: $928 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $188

Break-even live

Break-even rent $690

Max offer price $89,500

Occupancy floor 75%

Sensitivity live

Price	-10% $239	-5% $213	+0% $188	+5% $163	+10% $137
Rent	-10% $115	-5% $151	+0% $188	+5% $225	+10% $261
Rate	-1.0pp $233	-0.5pp $211	base $188	+0.5pp $165	+1.0pp $141

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $89,500 Active 49 DOM
2. 2026-06-18
   days on market $89,500 Active 47 DOM
3. 2026-06-17
   days on market $89,500 Active 46 DOM
4. 2026-06-16
   days on market $89,500 Active 45 DOM
5. 2026-06-15
   days on market $89,500 Active 44 DOM
6. 2026-06-13
   days on market $89,500 Active 42 DOM
7. 2026-06-12
   days on market $89,500 Active 41 DOM
8. 2026-06-09
   days on market $89,500 Active 38 DOM
9. 2026-06-08
   days on market $89,500 Active 37 DOM
10. 2026-06-08
    days on market $89,500 Active 36 DOM
11. 2026-06-07
    days on market $89,500 Active 35 DOM
12. 2026-06-04
    days on market $89,500 Active 32 DOM
13. 2026-06-02
    days on market $89,500 Active 31 DOM
14. 2026-06-01
    days on market $89,500 Active 30 DOM
15. 2026-05-31
    days on market $89,500 Active 29 DOM
16. 2026-05-02
    listed $89,500 Active
17. 2022-08-24
    soldstatus $40,000 Closed 410-char remark

    Show marketing remark (410 chars)

    Charming 2 bedroom, 1 bath home located in the friendly small town of Wilburton, Oklahoma. This home has had several improvements including updated plumbing, electrical, and a new AC and heat unit.   Home is very roomy and open giving plenty of space for comfortable living. Kitchen has plenty of cabinet space. Other features include a carport and a nice size storage/workshop in the back yard!

18. 2022-08-18
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Charming 2 bedroom, 1 bath home located in the friendly small town of Wilburton, Oklahoma. This home has had several improvements including updated plumbing, electrical, and a new AC and heat unit.   Home is very roomy and open giving plenty of space for comfortable living. Kitchen has plenty of cabinet space. Other features include a carport and a nice size storage/workshop in the back yard!

19. 2022-08-15
    soldstatus $49,000
20. 2022-07-08
    price $47,000 410-char remark

    Show marketing remark (410 chars)

    Charming 2 bedroom, 1 bath home located in the friendly small town of Wilburton, Oklahoma. This home has had several improvements including updated plumbing, electrical, and a new AC and heat unit.   Home is very roomy and open giving plenty of space for comfortable living. Kitchen has plenty of cabinet space. Other features include a carport and a nice size storage/workshop in the back yard!

21. 2022-06-06
    listed $49,000 Active 410-char remark

    Show marketing remark (410 chars)

    Charming 2 bedroom, 1 bath home located in the friendly small town of Wilburton, Oklahoma. This home has had several improvements including updated plumbing, electrical, and a new AC and heat unit.   Home is very roomy and open giving plenty of space for comfortable living. Kitchen has plenty of cabinet space. Other features include a carport and a nice size storage/workshop in the back yard!

22. 2021-06-21
    historical
23. 2021-04-10
    listed $49,800 Active
24. 2021-02-15
    historical
25. 2020-10-24
    listed $49,000

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$342/yr (+$29/mo · 74.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,138
• − Mortgage interest: −$5,013
• − Property taxes: −$463
• − Insurance: −$448
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$2,604
• Taxable income: $828
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $2,058/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

+82.7% since first listed

10 events — show timeline

• 2026-05-02 Listed $89,500 MLS Technology, Inc.
• 2022-08-24 Sold (MLS) $40,000 MLS Technology, Inc.
• 2022-08-18 Pending — MLS Technology, Inc.
• 2022-08-15 Sold (Public Records) $49,000 Public Records
• 2022-07-08 Price Changed $47,000 MLS Technology, Inc.
• 2022-06-06 Listed $49,000 MLS Technology, Inc.
• 2021-06-21 Listing Removed — MLS Technology, Inc.
• 2021-04-10 Listed $49,800 MLS Technology, Inc.
• 2021-02-15 Listing Removed — MLS Technology, Inc.
• 2020-10-24 Listed $49,000 MLS Technology, Inc.

Property tax history

+7.7%/yr

Latest (2025): $463 · -16.3% YoY. Source: county tax records.