504 N Walnut St · Seiling, OK 73663

$137,000

5 bd · 3.0 ba · 1,280 sqft · SingleFamily public records · 6 Days on market

Built 1920 7,100 sqft lot ↓ 28% 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 +23.3/30.0
• Appreciation +8.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Nice home on the East side of Seiling plenty of 4 bed 2 bath, 2 living rooms and enough space in the backyard for everyone. The house was recently renovated, and comes with the modern appliances. Just 4 blocks from the school an easy walk,

Key facts

• Modern appliances
• Recently renovated
• 7,100 sq ft lot

Tags

• RECENTLY RENOVATED
• MODERN APPLIANCES
• ENOUGH SPACE IN THE BACKYARD
• 4 BLOCKS FROM THE SCHOOL

Property features AI

Finance

• Other: Property listed as residential; living area recorded from assessor
• Financial info: Assumability and loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Two-level property; Existing property
• Construction: Stucco exterior; Metal roof; Slab foundation
• Exterior features: Porch; Below-ground storm shelter

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Study/office included; Two living areas; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (2.4% below list).
• Recommended offer: $134k (2.4% below list) — sets the bar for 1% rule.

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 $9k of equity ($947 loan paydown + $8k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $133,697 (2.4% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.5

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: 21.8%
• Equity multiple: 2.45×
• Total profit: $55,468
• Equity at exit: $86,217

10-year hold

• IRR: 20.8%
• Equity multiple: 4.92×
• Total profit: $150,555
• Equity at exit: $156,431

Cash invested: $38,360 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $250

Break-even live

Break-even rent $1,021

Max offer price $137,000

Occupancy floor 76%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $137,000 Active 6 DOM
2. 2026-06-17
   days on market $137,000 Active 5 DOM
3. 2026-06-16
   days on market $137,000 Active 4 DOM
4. 2026-06-15
   days on market $137,000 Active 3 DOM
5. 2026-06-12
   remarks 239-char remark
6. 2026-06-12
   listed $137,000 Active 1 DOM

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $1,233 · $103/mo
• Expected delta: +$859/yr (+$72/mo · 229.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,044
• − Mortgage interest: −$7,674
• − Property taxes: −$374
• − Insurance: −$685
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,985
• Taxable income: $758
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $2,812/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

-27.5% since first listed

6 events — show timeline

• 2026-06-05 Listed $137,000 MLSOK
• 2026-03-19 Listing Removed — MLSOK
• 2025-03-19 Listed $153,000 MLSOK
• 2025-01-03 Listing Removed — MLSOK
• 2024-11-26 Price Changed $140,000 MLSOK
• 2024-11-04 Listed $189,000 MLSOK

Property tax history

+3.8%/yr

Latest (2025): $374 · -2.1% YoY. Source: county tax records.