313 Osel Ave · Morrison, OK 73061

$173,000

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 98 Days on market

Built 1971 Est $210k · 18% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Appreciation +8.2/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Welcome to 313 Osel Avenue in the charming town of Morrison, just 15 miles north of Stillwater. This 3-bedroom, 1.5-bath home with a 1-car garage is listed at $175,000 and offers a fresh, updated feel at a budget-friendly price. Recent updates include new flooring, fresh paint, updated fixtures, new appliances, and a new tub/shower combination. Located in the highly sought-after Morrison School District, this move-in ready home is ideal for first-time buyers, downsizers, or anyone looking to enjoy small-town living with convenient access to Stillwater. Don’t miss this opportunity to own an updated, affordable home in a great location.

Key facts

• Garage
• Built 1971
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $-62 ($-740/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (29.3% below list).
• Recommended offer: $122k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#267 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Morrison (rural): math 31% / reading 26% proficiency, ranked #65 of 270 in OK (top 24%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Morrison Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 339 students, 0% FRL); Morrison Ms (math 12% / reading 12%, grade F, #269 of 345 statewide, top 79%, 88 students, 0% FRL); Morrison Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 176 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 24 active listings in the ZIP; 4 units permitted in Noble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.3% local appreciation)).
• Noble County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($157k) 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 $112k; list at $173k implies a 54% 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 $122,235 (29.3% 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 98 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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 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. Crime grade is D 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. 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: 0.71% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $210,375
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Osel	0.06mi	4/2.0 (+1)	1,270 (-0%)	8mo	$209,511	$165	81
906 W Highway 64	0.12mi	3/2.0	1,096 (-14%)	18mo	$120,000	$109	52

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

Projected returns pro-forma

6.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 2.02×
• Total profit: $49,578
• Equity at exit: $112,628

10-year hold

• IRR: 15.0%
• Equity multiple: 4.05×
• Total profit: $147,848
• Equity at exit: $207,674

Cash invested: $48,440 (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 73061

• Home prices YoY: 2.6%
• Active inventory: 24
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-62

Break-even live

Break-even rent $1,300

Max offer price $162,109

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-13	+0% $-62	+5% $-111	+10% $-160
Rent	-10% $-158	-5% $-110	+0% $-62	+5% $-13	+10% $35
Rate	-1.0pp $25	-0.5pp $-18	base $-62	+0.5pp $-106	+1.0pp $-152

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-23
   status Pending
2. 2026-04-06
   status Active
3. 2026-03-24
   status Pending
4. 2026-02-27
   price $173,000
5. 2026-01-02
   listed $175,000 Active
6. 2025-10-12
   price $117,000
7. 2025-09-24
   soldstatus $112,000 Closed
8. 2025-09-14
   status Pending
9. 2025-08-08
   price $137,500
10. 2025-08-04
    listed $137,500,000 Active
11. 2007-05-24
    soldstatus $76,000
12. 2003-10-20
    soldstatus $63,000

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$981/yr (+$82/mo · 170.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,668
• − Mortgage interest: −$9,691
• − Property taxes: −$576
• − Insurance: −$865
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$5,033
• Taxable loss: −$3,843
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $183/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: Morrison
• NCES district ID: 4020340
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $52,900
• Composite: 25.27/100
• National rank: #7495
• State rank: #65 of 270 in OK

Livability — Morrison

• Score: 62/100
• State rank: #267
• US rank: #17077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morrison, OK
• Population (ZIP): 1,693

Population outlook (Noble County) Hauer SSP2

• Today (2025): 11,554 people
• By 2030: 11,506 · -0.4%
• By 2040: 11,345 · -1.8%
• By 2050: 11,128 · -3.7%
• By 2075: 10,658 · -7.8%
• By 2100: 9,623 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 17% Native American 4% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 3% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+57.4) · D 20.4% · R 77.7% · Other 1.9%
• 2008→2024 swing: -3.8pp toward R · 2008: -53.6pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+57.1 2016: R+57.6 2012: R+50.6 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.35%
• Current HPI: 250.534
• 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

+174.6% since first listed

12 events — show timeline

• 2026-04-23 Pending — SBOR
• 2026-04-06 Relisted — SBOR
• 2026-03-24 Pending — SBOR
• 2026-02-27 Price Changed $173,000 SBOR
• 2026-01-02 Listed $175,000 SBOR
• 2025-10-12 Price Changed $117,000 SBOR
• 2025-09-24 Sold (MLS) $112,000 SBOR
• 2025-09-14 Pending — SBOR
• 2025-08-08 Price Changed $137,500 SBOR
• 2025-08-04 Listed $137,500,000 SBOR
• 2007-05-24 Sold (Public Records) $76,000 Public Records
• 2003-10-20 Sold (Public Records) $63,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $576 · -2.2% YoY. Source: county tax records.