306 NE 4th · Wilburton, OK 74578

$155,000

3 bd · 1.5 ba · 1,528 sqft · SingleFamily public records · 39 Days on market

Built 1954 10,724 sqft lot Est $145k · 7% over ↓ 3% since listing

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Why this score? — see what drove the D- 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 +12.2/30.0
• Appreciation +5.2/10.0
• ARV discount +4.4/15.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +2.0/10.0

Listing remarks

Charming 3-bedroom home on a spacious Lot in Wilburton, OK. Discover comfort and space in this well-maintained 3-bedroom, 2-bath home situated on a large lot in Wilburton. This inviting property features a generous living area, perfect for relaxing or entertaining, along with an upgraded kitchen complete with beautiful granite countertops and plenty of cabinet and storage space. Front and back yard provide small fenced area to secure your pets! Each bedroom offers ample space and storage, making this home both practical and comfortable for everyday living. Additional highlights include an attached garage, on demand hot water heater, and a large partially wrap around deck, ideal for outdo

Key facts

• Large deck
• Upgraded kitchen
• Granite countertops

Tags

• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• LARGE DECK
• WORKSHOP STORAGE BUILDING
• STORM CELLAR

Property features AI

Exterior

• Parking: 1-car garage; Additional storage parking feature
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built (year source: appraiser); Vinyl siding; Wood frame construction; Metal roof
• Exterior features: Covered porch; Storage structure; Chain link fence; Storm shelter; Property used as farm/ranch

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Vinyl windows; Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (28.5% below list).
• Recommended offer: $111k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#351 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Wilburton (town): math 25% / reading 22% proficiency, ranked #136 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 57 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $640 appreciation (0.4% local appreciation)).
• Latimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $110,751 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $145,160
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 NE 4th	0.00mi	3/1.5	1,566 (+2%)	1mo	$140,000	$89	95
108 NE 6th	0.23mi	3/2.5	1,542 (+1%)	5mo	$170,000	$110	80
511 E Blair	0.10mi	3/2.0	1,614 (+6%)	6mo	$168,000	$104	79
407 E Blair Ave	0.08mi	4/2.0 (+1)	1,318 (-14%)	3mo	$125,000	$95	64
217 E Blair	0.24mi	3/2.0	1,650 (+8%)	18mo	$85,000	$52	58
305 SW 1st	0.68mi	3/1.0	1,338 (-12%)	12mo	$95,000	$71	35

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

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.92×
• Total profit: $-3,565
• Equity at exit: $48,234

10-year hold

• IRR: 3.6%
• Equity multiple: 1.41×
• Total profit: $17,825
• Equity at exit: $60,621

Cash invested: $43,400 (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 74578

• Home prices YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-31

Break-even live

Break-even rent $1,147

Max offer price $149,511

Occupancy floor 98%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   price $155,000
3. 2026-03-28
   listed $160,000 Active

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$1,052/yr (+$88/mo · 306.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,290
• − Mortgage interest: −$8,682
• − Property taxes: −$343
• − Insurance: −$775
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$4,509
• Taxable loss: −$3,146
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $382/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: Wilburton
• NCES district ID: 4032790
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $38,345
• Composite: 19.72/100
• National rank: #8718
• State rank: #136 of 270 in OK

Livability — Wilburton

• Score: 60/100
• State rank: #351
• US rank: #19035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilburton, OK
• Population (ZIP): 5,721

Population outlook (Latimer County) Hauer SSP2

• Today (2025): 9,565 people
• By 2030: 9,029 · -5.6%
• By 2040: 8,084 · -15.5%
• By 2050: 7,283 · -23.9%
• By 2075: 5,893 · -38.4%
• By 2100: 4,944 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 61% Native American 24% Two or more races 10% Hispanic / Latino 5% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Latimer

• 2024 margin: Solid R (+65.6) · D 16.7% · R 82.3% · Other 1.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -37.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.0 2016: R+56.7 2012: R+38.3 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 176.1285
• 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

-3.1% since first listed

3 events — show timeline

• 2026-05-07 Pending — MLS Technology, Inc.
• 2026-04-30 Price Changed $155,000 MLS Technology, Inc.
• 2026-03-28 Listed $160,000 MLS Technology, Inc.

Property tax history

+2.3%/yr

Latest (2025): $343 · +4.3% YoY. Source: county tax records.