506 7th St · Stuart, OK 74570

$27,000

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 37 Days on market

Built 1924 0.26 ac lot ↓ 4% 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 +5.0/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity Awaits on a Spacious Corner Lot! Discover the potential in this 3-bedroom, 2-full bath home situated on an expansive corner lot. This property offers a functional layout featuring a separate laundry room and the convenience of a 1-car attached garage. While the home requires some work to reach its full glory, it presents a fantastic canvas for those looking to build sweat equity or customize a space to their exact specifications. As a Fannie Mae HomePath property, this is a prime opportunity to secure a residence in a quiet small-town setting and transform it into a standout gem.

Key facts

• Corner lot
• 0.26 acre lot
• Garage

Tags

• CORNER LOT
• SEPARATE LAUNDRY ROOM
• 1-CAR ATTACHED GARAGE
• QUIET SMALL-TOWN SETTING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Crawlspace foundation
• Construction: Wood siding and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Storage structure; Chain link fencing; Corner lot; Mature trees; South-facing

Interior

• Kitchen: Gas range connection; Gas oven connection; Laminate counters
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Aluminum and wood window frames; Laminate countertops; Gas range and gas oven connections; No hot water (appliance noted)
• Laundry & utility: No hot water (listed under appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#478 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime F.
• Stuart (rural): math 30% / reading 30% proficiency, ranked #242 of 513 in OK (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 7 units permitted in Hughes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $997 of equity ($187 loan paydown + $810 appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $26,190 (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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.01% ✓
• Cap rate: 37.29%
• Cash-on-cash: 110.72%
• DSCR: 5.93
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $265,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Grand Ave	0.07mi	2/2.0 (-1)	1,500 (+13%)	2mo	$299,900	$200	69

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.31×
• Total profit: $47,678
• Equity at exit: $12,140

10-year hold

• IRR: —
• Equity multiple: 15.22×
• Total profit: $107,471
• Equity at exit: $18,710

Cash invested: $7,560 (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 74570

• Active inventory: 13
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$6 /mo · $71/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $698

Break-even live

Break-even rent $201

Max offer price $27,000

Occupancy floor 31%

Sensitivity live

Price	-10% $713	-5% $705	+0% $698	+5% $690	+10% $682
Rent	-10% $612	-5% $655	+0% $698	+5% $740	+10% $783
Rate	-1.0pp $711	-0.5pp $704	base $698	+0.5pp $691	+1.0pp $683

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   statusdays on market $27,000 Pending 37 DOM
2. 2026-06-13
   days on market $27,000 Active 36 DOM
3. 2026-06-12
   days on market $27,000 Active 35 DOM
4. 2026-06-09
   days on market $27,000 Active 32 DOM
5. 2026-06-08
   days on market $27,000 Active 31 DOM
6. 2026-06-08
   days on market $27,000 Active 30 DOM
7. 2026-06-05
   days on market $27,000 Active 28 DOM
8. 2026-06-04
   days on market $27,000 Active 26 DOM
9. 2026-06-02
   days on market $27,000 Active 25 DOM
10. 2026-06-01
    days on market $27,000 Active 24 DOM
11. 2026-05-31
    days on market $27,000 Active 23 DOM
12. 2026-05-08
    listed $27,000 Active
13. 2004-11-29
    soldstatus $28,000

ⓘ 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: $71 · $6/mo
• Projected year-2 tax: $243 · $20/mo
• Expected delta: +$172/yr (+$14/mo · 244.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,007
• − Mortgage interest: −$1,512
• − Property taxes: −$71
• − Insurance: −$135
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$785
• Taxable income: $8,422
• Est. tax owed @ 24.0%: −$2,021
• After-tax cash flow: $6,349/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: Stuart
• NCES district ID: 4029100
• Math proficiency: 30% ▲ 5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $49,280
• Composite: 28.97/100
• National rank: #11937
• State rank: #242 of 513 in OK

Livability — Stuart

• Score: 57/100
• State rank: #478
• US rank: #22113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, OK
• Population (ZIP): 1,212

Population outlook (Hughes County) Hauer SSP2

• Today (2025): 13,323 people
• By 2030: 13,172 · -1.1%
• By 2040: 13,060 · -2.0%
• By 2050: 13,130 · -1.4%
• By 2075: 13,932 · +4.6%
• By 2100: 14,649 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Native American 15% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Russian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hughes

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.4% · Other 1.8%
• 2008→2024 swing: -33.1pp toward R · 2008: -29.4pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+60.9 2016: R+53.6 2012: R+34.9 2008: R+29.4

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

-3.6% since first listed

2 events — show timeline

• 2026-05-08 Listed $27,000 MLS Technology, Inc.
• 2004-11-29 Sold (Public Records) $28,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $71 · -21.2% YoY. Source: county tax records.