1358 Shady Ln · Westville, OK 74965

$89,995

2 bd · 1.0 ba · 988 sqft · SingleFamily · 6 Days on market

Built 1955 0.35 ac lot Est $165k · 45% 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).

• Cash flow +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.2/10.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Charming 2 Bed, 1 Bath Home with a in a Prime In-Town Location! Recently updated and move-in ready, this cozy home is perfect for first-time buyers, those looking to downsize, or investors seeking a great rental opportunity. Enjoy the convenience of an attached carport with a storage room, offering extra space for tools, outdoor gear, or seasonal items. The large backyard provides plenty of room for kids to play or pets to roam, and is a great canvas for your outdoor entertaining ideas. Located within walking distance to the city park, splash pad, and a revitalizing downtown area where exciting new upgrades are underway. Just 20 minutes from Siloam Springs, providing quick access to shopp

Key facts

• Storage room
• Attached carport
• Large backyard

Tags

• ATTACHED CARPORT
• STORAGE ROOM
• LARGE BACKYARD
• WALKING DISTANCE TO CITY PARK
• SPLASH PAD
• QUICK ACCESS TO SHOPPING

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 $78 ($937/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (1.5% below list).
• Recommended offer: $89k (1.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#500 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Westville (rural): math 10% / reading 16% proficiency, ranked #244 of 270 in OK (top 90%) — 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: 60 active listings in the ZIP; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.4% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $88,610 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $164,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Shady Ln	0.02mi	3/1.0 (+1)	1,028 (+4%)	0mo	$132,000	$128	87
1118 N Locust Ave	0.25mi	2/1.0	952 (-4%)	4mo	$175,000	$184	79
1791 Buffington Rd	0.46mi	3/2.0 (+1)	1,040 (+5%)	1mo	$174,000	$167	60
1789 Buffington Rd	0.46mi	3/2.0 (+1)	1,040 (+5%)	6mo	$179,900	$173	56
1256 W Pine St	0.49mi	3/1.5 (+1)	1,008 (+2%)	20mo	$116,000	$115	51
1512 S Locust St	0.52mi	3/1.5 (+1)	1,040 (+5%)	13mo	$179,900	$173	49
1677 S 1st St	0.74mi	3/2.0 (+1)	1,040 (+5%)	3mo	$180,370	$173	46
1685 S 1st St	0.75mi	3/2.0 (+1)	1,040 (+5%)	10mo	$183,000	$176	40
1202 E Pine St	0.48mi	3/1.0 (+1)	1,092 (+10%)	19mo	$113,500	$104	40
1543 Maple Ave	0.65mi	3/1.0 (+1)	863 (-13%)	9mo	$21,000	$24	36
839 Clara St	0.66mi	3/1.0 (+1)	1,118 (+13%)	10mo	$142,500	$127	34
1712 S Locust Ave	0.75mi	1/2.0 (-1)	896 (-9%)	12mo	$117,500	$131	31

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

Projected returns pro-forma

2.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.52×
• Total profit: $13,170
• Equity at exit: $37,638

10-year hold

• IRR: 12.2%
• Equity multiple: 2.72×
• Total profit: $43,329
• Equity at exit: $55,895

Cash invested: $25,199 (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 74965

• Home prices YoY: 0.8%
• Active inventory: 60
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $78

Break-even live

Break-even rent $787

Max offer price $89,995

Occupancy floor 86%

Sensitivity live

Price	-10% $140	-5% $109	+0% $78	+5% $47	+10% $16
Rent	-10% $8	-5% $43	+0% $78	+5% $113	+10% $148
Rate	-1.0pp $123	-0.5pp $101	base $78	+0.5pp $55	+1.0pp $31

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: $22,499
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-12-11
   status Pending
2. 2025-12-05
   listed $89,995 Active

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,633
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$2,618
• Taxable loss: −$527
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,064/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: Westville
• NCES district ID: 4032400
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 16% ▼ -11.00%
• Median HH income: $35,223
• Composite: 10.68/100
• National rank: #9771
• State rank: #244 of 270 in OK

Livability — Westville

• Score: 56/100
• State rank: #500
• US rank: #22420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westville, OK
• Population (ZIP): 4,964

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 53% Native American 27% Two or more races 10% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 1% European 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.44%
• Current HPI: 317.0133
• 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

2 events — show timeline

• 2025-12-11 Pending — MLS Technology, Inc.
• 2025-12-05 Listed $89,995 MLS Technology, Inc.