401 S Broadway · Stonewall, OK 74871

$55,000

2 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 77 Days on market

Built 1914 0.48 ac lot

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

Listing remarks MLS

3 Bedroom log house on corner lot with privacy fenced backyard on 3 lots. Needs a lot of work but has potential.

Key facts

• Newer roof
• Second living area
• Fresh interior paint

Tags

• HALF AN ACRE
• SECOND LIVING AREA
• NEWER ROOF
• NEW SEWER AND GAS LINES
• FRESH INTERIOR PAINT
• PARTIALLY REPLACED FENCING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

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: schools D, crime F, amenities 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.
• 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 $6k of equity ($380 loan paydown + $5k appreciation (9.4% local appreciation)).
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $38k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $55k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.92% ✓
• Cap rate: 16.16%
• Cash-on-cash: 35.24%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $199,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 N Broadway	0.29mi	3/1.0 (+1)	1,388 (-4%)	12mo	$95,500	$69	61
23091 County Road 3640	0.27mi	3/1.0 (+1)	1,622 (+12%)	1mo	$260,000	$160	58
201 S Collins	0.17mi	3/2.0 (+1)	1,664 (+15%)	11mo	$230,000	$138	53

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

Projected returns pro-forma

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

5-year hold

• IRR: 50.5%
• Equity multiple: 4.67×
• Total profit: $56,587
• Equity at exit: $47,219

10-year hold

• IRR: 44.6%
• Equity multiple: 10.32×
• Total profit: $143,506
• Equity at exit: $99,448

Cash invested: $15,400 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $452

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 52%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2025-10-28
   status Pending
2. 2025-10-23
   status Active
3. 2025-10-23
   price $55,000
4. 2025-09-26
   status Pending
5. 2025-09-12
   price $60,000
6. 2025-09-08
   status Active
7. 2025-08-14
   status Pending
8. 2025-07-29
   price $79,000
9. 2025-07-11
   price $85,000
10. 2025-06-21
    listed $93,000 Active
11. 2024-10-03
    historical
12. 2024-08-28
    listed $150,000 Active
13. 2019-04-18
    listed $39,900 112-char remark

    Show marketing remark (112 chars)

    3 Bedroom log house on corner lot with privacy fenced backyard on 3 lots. Needs a lot of work but has potential.

14. 2019-04-09
    soldstatus $22,000 112-char remark

    Show marketing remark (112 chars)

    3 Bedroom log house on corner lot with privacy fenced backyard on 3 lots. Needs a lot of work but has potential.

15. 2019-02-22
    historical
16. 2018-08-22
    listed $39,900
17. 2010-11-29
    soldstatus $20,600
18. 1999-06-22
    soldstatus $26,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $12,644
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,600
• Taxable income: $4,840
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,266/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

+111.5% since first listed

18 events — show timeline

• 2025-10-28 Pending — MLS Technology, Inc.
• 2025-10-23 Relisted — MLS Technology, Inc.
• 2025-10-23 Price Changed $55,000 MLS Technology, Inc.
• 2025-09-26 Pending — MLS Technology, Inc.
• 2025-09-12 Price Changed $60,000 MLS Technology, Inc.
• 2025-09-08 Relisted — MLS Technology, Inc.
• 2025-08-14 Pending — MLS Technology, Inc.
• 2025-07-29 Price Changed $79,000 MLS Technology, Inc.
• 2025-07-11 Price Changed $85,000 MLS Technology, Inc.
• 2025-06-21 Listed $93,000 MLS Technology, Inc.
• 2024-10-03 Listing Removed — MLS Technology, Inc.
• 2024-08-28 Listed $150,000 MLS Technology, Inc.
• 2019-04-18 Listed $39,900 MLS Technology, Inc.
• 2019-04-09 Sold (MLS) $22,000 MLS Technology, Inc.
• 2019-02-22 Listing Removed — MLS Technology, Inc.
• 2018-08-22 Listed $39,900 MLS Technology, Inc.
• 2010-11-29 Sold (Public Records) $20,600 Public Records
• 1999-06-22 Sold (Public Records) $26,000 Public Records

Property tax history

-12.0%/yr

Latest (2025): $60 · +0.0% YoY. Source: county tax records.