912 W Cedar St · Stilwell, OK 74960

$79,900

7 bd · 1.5 ba · 3,420 sqft · SingleFamily · 104 Days on market

Built 1980 0.32 ac lot ↓ 20% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Incredible potential at a fantastic price! This extremely unique, two-story building in a prime location is ready for it's next chapter! Once home to a thriving medical practice, this structure can be renovated to be used as an office building, a daycare, a business location, or to a spacious residential home! With a little elbow grease and creativity this could be just the place you have been dreaming of! This property has 10+ rooms! Downstairs you will find what was once a waiting room and check-in counter with office space, two ½ bathrooms, 4 patient rooms, an x-ray room, office, center room/pass through flanked by two hallways and a back room. Upstairs can be accessed by two di

Key facts

• Office space
• Patient rooms
• X ray room

Tags

• TWO STORY BUILDING
• PRIME LOCATION
• OFFICE SPACE
• PATIENT ROOMS
• X RAY ROOM
• AMPLE ROOM FOR STORAGE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer; Utilities listed as unknown
• Home design: Two-story property
• Construction: Year built per public records
• Exterior features: No notable exterior features listed; Property faces north

Interior

• Bathrooms: Three half bathrooms
• Heating & cooling: Heat pump and electric heating; Two cooling units
• Interior features: Laminate counters; Other interior features

What this means for you Summary

Snapshot

• This is a 7-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#541 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: commute C-, crime F, amenities F.
• Stilwell (town): math 6% / reading 12% proficiency, ranked #258 of 270 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stilwell Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 479 students, 0% FRL); Stilwell Ms (math 6% / reading 10%, grade F, #305 of 345 statewide, top 88%, 275 students, 0% FRL); Stilwell Hs (math 2% / reading 12%, grade F, #426 of 447 statewide, top 96%, 640 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 96 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 $2k of equity ($552 loan paydown + $2k appreciation (2.1% 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 (2.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($73k) 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.

Risks & watch-outs

• Climate carrying-cost: severe 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.41×
• Total profit: $31,500
• Equity at exit: $32,179

10-year hold

• IRR: 27.4%
• Equity multiple: 4.63×
• Total profit: $81,145
• Equity at exit: $46,854

Cash invested: $22,372 (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 74960

• Home prices YoY: 1.0%
• Active inventory: 96
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $398

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $454	-5% $426	+0% $398	+5% $371	+10% $343
Rent	-10% $303	-5% $351	+0% $398	+5% $446	+10% $494
Rate	-1.0pp $439	-0.5pp $419	base $398	+0.5pp $378	+1.0pp $357

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,900 Active 104 DOM
2. 2026-06-17
   days on market $79,900 Active 103 DOM
3. 2026-06-16
   days on market $79,900 Active 102 DOM
4. 2026-06-15
   days on market $79,900 Active 101 DOM
5. 2026-06-13
   days on market $79,900 Active 99 DOM
6. 2026-06-12
   days on market $79,900 Active 98 DOM
7. 2026-06-09
   days on market $79,900 Active 95 DOM
8. 2026-06-08
   days on market $79,900 Active 94 DOM
9. 2026-06-08
   days on market $79,900 Active 93 DOM
10. 2026-06-07
    days on market $79,900 Active 92 DOM
11. 2026-06-04
    days on market $79,900 Active 89 DOM
12. 2026-06-02
    days on market $79,900 Active 88 DOM
13. 2026-06-01
    days on market $79,900 Active 87 DOM
14. 2026-05-31
    days on market $79,900 Active 86 DOM
15. 2026-03-06
    listed $79,900 Active
16. 2026-02-28
    historical
17. 2025-12-30
    status Active
18. 2025-12-30
    status Pending
19. 2025-10-15
    price $79,999
20. 2025-09-16
    price $90,000
21. 2025-08-21
    listed $99,500 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,440
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,324
• Taxable income: $3,732
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $3,886/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: Stilwell
• NCES district ID: 4028710
• Math proficiency: 6% ▼ -10.00%
• Reading proficiency: 12% ▼ -5.00%
• Median HH income: $28,414
• Composite: 6.71/100
• National rank: #9985
• State rank: #258 of 270 in OK

Livability — Stilwell

• Score: 55/100
• State rank: #541
• US rank: #23144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stilwell, OK
• Population (ZIP): 11,964

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 0.90)
• Race & ethnicity: Native American 51% White 31% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4%

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: ▲ 2.15%
• Current HPI: 223.6773
• 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

-19.7% since first listed

7 events — show timeline

• 2026-03-06 Listed $79,900 MLS Technology, Inc.
• 2026-02-28 Listing Removed — MLS Technology, Inc.
• 2025-12-30 Relisted — MLS Technology, Inc.
• 2025-12-30 Pending — MLS Technology, Inc.
• 2025-10-15 Price Changed $79,999 MLS Technology, Inc.
• 2025-09-16 Price Changed $90,000 MLS Technology, Inc.
• 2025-08-21 Listed $99,500 MLS Technology, Inc.