205 N Maple St · Seiling, OK 73663

$60,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 79 Days on market

Built 1912 7,100 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Very nice starter home in a great price range. This home is ready for somebody's personal preferences. The detached garage has a hobby room or office of nice size.

Key facts

• Office
• Hobby room
• Detached garage

Tags

• DETACHED GARAGE
• HOBBY ROOM
• OFFICE

Property features AI

Finance

• Other: Homestead exemption: No; Storm shelter: No; Living area reported as 960 (assessor); Directions: From Mainstreet in Seiling west on Second, north on Maple; third house on the west side.
• Financial info: Assumable: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One level; Residential property; Entry level: One
• Construction: Metal roof; Other construction materials; Conventional foundation; Built (existing)
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating
• Interior features: Covered porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#149 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Seiling (rural): math 16% / reading 24% proficiency, ranked #165 of 270 in OK (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Seiling Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 271 students, 0% FRL); Seiling Jr-Sr Hs (Sr) (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 82 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (6.0% local appreciation)).
• Dewey County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1912 — 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. 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: 1.48% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.13×
• Total profit: $35,706
• Equity at exit: $37,759

10-year hold

• IRR: 30.3%
• Equity multiple: 6.40×
• Total profit: $90,688
• Equity at exit: $68,510

Cash invested: $16,800 (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 73663

• Home prices YoY: 4.4%
• Active inventory: 7
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $288

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 63%

Sensitivity live

Price	-10% $329	-5% $309	+0% $288	+5% $267	+10% $246
Rent	-10% $218	-5% $253	+0% $288	+5% $323	+10% $358
Rate	-1.0pp $318	-0.5pp $303	base $288	+0.5pp $272	+1.0pp $256

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-01-30
   listed $60,000 Active
3. 2025-03-31
   soldstatus $56,500
4. 2005-01-11
   soldstatus $25,000

ⓘ 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 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 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: $10,670
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$1,745
• Taxable income: $2,657
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $2,816/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: Seiling
• NCES district ID: 4027240
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 24% ▼ -15.00%
• Median HH income: $48,536
• Composite: 17.74/100
• National rank: #9019
• State rank: #165 of 270 in OK

Livability — Seiling

• Score: 65/100
• State rank: #149
• US rank: #13332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seiling, OK
• Population (ZIP): 1,162

Population outlook (Dewey County) Hauer SSP2

• Today (2025): 5,172 people
• By 2030: 5,364 · +3.7%
• By 2040: 5,938 · +14.8%
• By 2050: 6,615 · +27.9%
• By 2075: 9,114 · +76.2%
• By 2100: 11,232 · +117.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 11% Native American 9% Hispanic / Latino 5%
• Common ancestry: Italian 8% Slovak 3% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Dewey

• 2024 margin: Solid R (+80.1) · D 9.4% · R 89.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -68.6pp · 2024: -80.1pp
• All cycles: 2024: R+80.1 2020: R+81.0 2016: R+77.6 2012: R+70.9 2008: R+68.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.01%
• Current HPI: 143.4865
• 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

+140.0% since first listed

4 events — show timeline

• 2026-04-30 Pending — MLSOK
• 2026-01-30 Listed $60,000 MLSOK
• 2025-03-31 Sold (Public Records) $56,500 Public Records
• 2005-01-11 Sold (Public Records) $25,000 Public Records

Property tax history

-4.8%/yr

Latest (2025): $83 · +0.0% YoY. Source: county tax records.