505 4th St · Wynona, OK 74084

$85,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 105 Days on market

Built 1940 10,519 sqft lot ↓ 19% since listing

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Charming 3-Bedroom home in the quiet town of Wynona! This property offers an inviting living area, spacious kitchen, and a large yard perfect for pets, gardening, or outdoor activities. This home had a complete interior remodel in 2022 also has new metal roof installed in 2022. This property is agent owned.

Key facts

• New metal roof
• Spacious kitchen
• Large yard

Tags

• SPACIOUS KITCHEN
• LARGE YARD
• COMPLETE INTERIOR REMODEL
• NEW METAL ROOF

Property features AI

Finance

• HOA & community: Gutter(s) listed as a community feature

Exterior

• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built (year per public records); Block construction; Vinyl siding; Metal roof
• Exterior features: Covered patio; Patio; Rain gutters; Shed(s); Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range / Stove; Refrigerator; Electric water heater
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Aluminum window frames; Insulated doors; Gas range and gas oven connections
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#206 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Wynona (rural): math 0% / reading 0% proficiency, ranked #509 of 513 in OK (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 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 ($588 loan paydown + $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1940 — 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: 1.12% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 7.5

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: 19.1%
• Equity multiple: 2.08×
• Total profit: $25,814
• Equity at exit: $38,220

10-year hold

• IRR: 20.3%
• Equity multiple: 3.94×
• Total profit: $69,982
• Equity at exit: $58,901

Cash invested: $23,800 (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 74084

• Active inventory: 2
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $245

Break-even live

Break-even rent $640

Max offer price $85,000

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 105 DOM
2. 2026-06-17
   days on market $85,000 Active 104 DOM
3. 2026-06-16
   days on market $85,000 Active 103 DOM
4. 2026-06-15
   days on market $85,000 Active 102 DOM
5. 2026-06-13
   days on market $85,000 Active 100 DOM
6. 2026-06-12
   days on market $85,000 Active 99 DOM
7. 2026-06-09
   days on market $85,000 Active 96 DOM
8. 2026-06-08
   days on market $85,000 Active 95 DOM
9. 2026-06-08
   days on market $85,000 Active 94 DOM
10. 2026-06-05
    days on market $85,000 Active 92 DOM
11. 2026-06-04
    days on market $85,000 Active 90 DOM
12. 2026-06-02
    days on market $85,000 Active 89 DOM
13. 2026-06-01
    days on market $85,000 Active 88 DOM
14. 2026-05-31
    days on market $85,000 Active 87 DOM
15. 2026-05-08
    price $85,000
16. 2026-04-01
    price $92,900
17. 2026-03-05
    listed $97,900 Active
18. 2026-02-22
    historical
19. 2026-01-09
    price $99,900
20. 2025-11-24
    listed $105,000 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: $293 · $24/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$472/yr (+$39/mo · 161.1%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,403
• − Mortgage interest: −$4,761
• − Property taxes: −$293
• − Insurance: −$425
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,473
• Taxable income: $1,626
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,551/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: Wynona
• NCES district ID: 4033330
• Math proficiency: 0% ▼ -11.00%
• Reading proficiency: 0% ▼ -20.00%
• Median HH income: $38,311
• Composite: 4.28/100
• National rank: #15027
• State rank: #509 of 513 in OK

Livability — Wynona

• Score: 63/100
• State rank: #206
• US rank: #15270

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wynona, OK
• Population (ZIP): 389

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: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 14% Native American 10% Hispanic / Latino 3%
• Common ancestry: Italian 10% Iranian 3% Serbian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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

-19.0% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $85,000 MLS Technology, Inc.
• 2026-04-01 Price Changed $92,900 MLS Technology, Inc.
• 2026-03-05 Listed $97,900 MLS Technology, Inc.
• 2026-02-22 Listing Removed — MLS Technology, Inc.
• 2026-01-09 Price Changed $99,900 MLS Technology, Inc.
• 2025-11-24 Listed $105,000 MLS Technology, Inc.

Property tax history

+13.2%/yr

Latest (2025): $293 · -1.3% YoY. Source: county tax records.