96 Waresha Trl · Westport, OK 74054

$74,000

3 bd · 1.0 ba · 248 sqft · Manufactured public records · 37 Days on market

Built 1962 0.28 ac lot $4/mo HOA

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious tri-level home featuring 3 beds, a 2-car garage, and a private well with a new pump. Enjoy updated kitchen/bath areas and potential for a 2nd bath. Great value with a low $50/year HOA. Ready for your personal touch!M

Key facts

• New pump
• Updated bath
• Private well

Tags

• PRIVATE WELL
• NEW PUMP
• UPDATED KITCHEN
• UPDATED BATH
• POTENTIAL FOR A 2ND BATH
• LOW HOA

Property features AI

Finance

• HOA & community: Homeowners association with $50 annual fee

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Water available; Septic tank; Well water
• Home design: Single-story; Wood-frame construction
• Construction: Built according to public records; Wood frame construction
• Exterior features: Covered, enclosed patio/porch; Patio; Porch; Southeast-facing

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window unit cooling
• Interior features: Other interior features
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.6% in Westport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#266 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D, amenities F, commute F.
• Prue (rural): math 45% / reading 35% proficiency, ranked #102 of 513 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.0% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.24% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.9%
• Equity multiple: 2.08×
• Total profit: $22,295
• Equity at exit: $33,274

10-year hold

• IRR: 20.2%
• Equity multiple: 3.93×
• Total profit: $60,673
• Equity at exit: $51,279

Cash invested: $20,720 (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 74054

• Active inventory: 18
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$4
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $210

Break-even live

Break-even rent $652

Max offer price $74,000

Occupancy floor 72%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 14 events

1. 2026-06-18
   days on market $74,000 Active 37 DOM
2. 2026-06-17
   days on market $74,000 Active 36 DOM
3. 2026-06-16
   days on market $74,000 Active 35 DOM
4. 2026-06-15
   days on market $74,000 Active 34 DOM
5. 2026-06-13
   days on market $74,000 Active 32 DOM
6. 2026-06-10
   pricedays on market $74,000 Active 29 DOM
7. 2026-06-09
   days on market $84,900 Active 28 DOM
8. 2026-06-08
   days on market $84,900 Active 27 DOM
9. 2026-06-07
   days on market $84,900 Active 26 DOM
10. 2026-06-03
    days on market $84,900 Active 22 DOM
11. 2026-06-02
    days on market $84,900 Active 21 DOM
12. 2026-06-01
    days on market $84,900 Active 20 DOM
13. 2026-05-31
    days on market $84,900 Active 19 DOM
14. 2026-05-12
    listed $84,900 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,016
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$881
• − Management: −$881
• − HOA: −$48
• − Depreciation: −$2,153
• Taxable income: $1,428
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,175/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: Prue
• NCES district ID: 4025170
• Math proficiency: 45% ▲ 15.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $45,700
• Composite: 36.53/100
• National rank: #9301
• State rank: #102 of 513 in OK

Livability — Westport

• Score: 62/100
• State rank: #266
• US rank: #17069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 853

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 65% Two or more races 29% Native American 3% Hispanic / Latino 2%
• Common ancestry: European 3% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 0% · China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-12 Listed $84,900 MLS Technology, Inc.

Property tax history

+2.7%/yr

Latest (2025): $11 · +10.0% YoY. Source: county tax records.