504 S Seminole · Weleetka, OK 74880

$75,000

3 bd · 1.0 ba · 2,304 sqft · SingleFamily public records · 108 Days on market

Built 1935 3,393 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Welcome to this delightful 3-bedroom, 1-bath home perfectly situated on a desirable corner lot. From the moment you arrive, you will appreciate the inviting curb appeal and the warm, welcoming feel this property offers. Step inside to discover a large living room filled with natural light. Ideal for relaxing or entertaining guests. Each of the three bedrooms offers generous space and comfort, while abundant storage throughout the home ensures everything has its place. Enjoy peaceful mornings or quiet evenings on the large, covered porch, perfect for year-round enjoyment. The property also features a convenient carport and an additional storage shed, providing even more flexibility and funct

Key facts

• Covered porch
• Carport
• Large living room

Tags

• CORNER LOT
• LARGE LIVING ROOM
• COVERED PORCH
• CARPORT
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Metal roof; Built per public records
• Exterior features: Covered patio and porch; Gravel driveway; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: Bedroom(s) on the first level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (gas); Central air; Window unit(s)
• Interior features: Storm door(s); Laminate counters; Ceiling fan(s); Programmable thermostat; Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#376 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Weleetka (rural): math 19% / reading 32% proficiency, ranked #345 of 513 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 2 units permitted in Okfuskee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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?
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: 1.57% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.22%
• DSCR: 2.12
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 4.28×
• Total profit: $68,956
• Equity at exit: $67,566

10-year hold

• IRR: 37.4%
• Equity multiple: 9.62×
• Total profit: $180,958
• Equity at exit: $145,709

Cash invested: $21,000 (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 74880

• Home prices YoY: 6.8%
• Active inventory: 20
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $441

Break-even live

Break-even rent $619

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 108 DOM
2. 2026-06-17
   days on market $75,000 Active 107 DOM
3. 2026-06-16
   days on market $75,000 Active 106 DOM
4. 2026-06-15
   days on market $75,000 Active 105 DOM
5. 2026-06-13
   days on market $75,000 Active 103 DOM
6. 2026-06-12
   days on market $75,000 Active 102 DOM
7. 2026-06-09
   days on market $75,000 Active 99 DOM
8. 2026-06-08
   days on market $75,000 Active 98 DOM
9. 2026-06-08
   days on market $75,000 Active 97 DOM
10. 2026-06-05
    days on market $75,000 Active 95 DOM
11. 2026-06-04
    days on market $75,000 Active 93 DOM
12. 2026-06-02
    days on market $75,000 Active 92 DOM
13. 2026-06-01
    days on market $75,000 Active 91 DOM
14. 2026-05-31
    days on market $75,000 Active 90 DOM
15. 2026-03-02
    listed $75,000 Active
16. 2024-01-31
    soldstatus $60,000

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,138
• − Mortgage interest: −$4,201
• − Property taxes: −$778
• − Insurance: −$375
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,182
• Taxable income: $4,340
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,254/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: Weleetka
• NCES district ID: 4032220
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $34,490
• Composite: 23.99/100
• National rank: #13183
• State rank: #345 of 513 in OK

Livability — Weleetka

• Score: 59/100
• State rank: #376
• US rank: #19862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weleetka, OK
• Population (ZIP): 1,920

Population outlook (Okfuskee County) Hauer SSP2

• Today (2025): 12,039 people
• By 2030: 11,980 · -0.5%
• By 2040: 11,974 · -0.5%
• By 2050: 11,995 · -0.4%
• By 2075: 12,581 · +4.5%
• By 2100: 11,940 · -0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 60% Native American 16% Two or more races 14% Black 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Slovak 1% European 1% Iranian 1%
• Foreign-born: 2% · Vietnam, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Okfuskee

• 2024 margin: Solid R (+55.8) · D 21.4% · R 77.2% · Other 1.4%
• 2008→2024 swing: -27.6pp toward R · 2008: -28.2pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+53.5 2016: R+47.0 2012: R+30.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.09%
• Current HPI: 251.1292
• 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

+25.0% since first listed

2 events — show timeline

• 2026-03-02 Listed $75,000 MLS Technology, Inc.
• 2024-01-31 Sold (Public Records) $60,000 Public Records

Property tax history

+22.4%/yr

Latest (2025): $778 · +951.4% YoY. Source: county tax records.