807 E Kean St · Wynnewood, OK 73098

$99,500

2 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 16 Days on market

Built 1950 0.32 ac lot Est $141k · 29% under ↓ 54% since listing

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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 +21.6/30.0
• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Welcome to this charming home built in 1950. Situated on a spacious corner lot, this 3 bedroom, 1 bath home offers a comfortable space to call home. Inside you will find a large kitchen with plenty of space for cooking, gathering, and entertaining. Two large bedrooms with walk-in closets provide ample storage. A third bonus area could be used as a third bedroom or office. Outside enjoy the large, fenced backyard and storage building. This home is full of possibilities and is too cute to miss!

Key facts

• Storage building
• Walk-in closets
• Large kitchen

Tags

• CORNER LOT
• LARGE KITCHEN
• WALK-IN CLOSETS
• FENCED BACKYARD
• STORAGE BUILDING

Property features AI

Finance

• Other: Corner-lot directions available: From the stoplight in Wynnewood travel east on Robert S Kerr Blvd to Clayton St, turn right and continue to the intersection of Clayton and Kean; the home is on the corner; Occupied; Active listing; Days on market: 1; Current price listed (provided by listing): $99,500
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Manual geocode (location verified); Homestead not claimed
• Home design: Single family residence; One story; Residential property; Existing structure
• Construction: Frame construction; Composition roof; Conventional foundation; Built prior to or by appraisal (living area source: Appraisal)
• Exterior features: Outbuildings; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; Electric fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $96k (3.7% below list).
• Recommended offer: $96k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.9% in Wynnewood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#253 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Wynnewood (rural): math 13% / reading 22% proficiency, ranked #198 of 270 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 277 students, 0% FRL); Wynnewood Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 210 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 55 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($688 loan paydown + $8k appreciation (7.9% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $100k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,813 (3.7% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 0.96% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $140,544
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 E Chickasaw	0.23mi	2/1.0	981 (-11%)	8mo	$43,000	$44	65
403 S Howell Ave	0.15mi	3/2.0 (+1)	1,120 (+2%)	22mo	$108,000	$96	63
710 E Juanita	0.15mi	3/2.0 (+1)	1,208 (+10%)	24mo	$80,000	$66	48
1403 E Jennings St	0.61mi	3/1.0 (+1)	1,146 (+4%)	22mo	$147,000	$128	41
1304 E Lawrence St	0.38mi	3/2.0 (+1)	1,202 (+10%)	22mo	$165,000	$137	39
201 E Lawrence St	0.48mi	1/1.0 (-1)	984 (-10%)	24mo	$45,000	$46	35
608 S Gardner Ave	0.44mi	3/2.0 (+1)	1,228 (+12%)	19mo	$170,000	$138	35
303 E Robert S Kerr	0.48mi	2/2.5	1,258 (+15%)	20mo	$161,000	$128	30

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

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.79×
• Total profit: $49,908
• Equity at exit: $74,910

10-year hold

• IRR: 22.4%
• Equity multiple: 5.94×
• Total profit: $137,578
• Equity at exit: $148,050

Cash invested: $27,860 (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 73098

• Home prices YoY: 2.9%
• Active inventory: 55
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $151

Break-even live

Break-even rent $767

Max offer price $99,500

Occupancy floor 79%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $99,500 Active 16 DOM
2. 2026-06-17
   days on market $99,500 Active 15 DOM
3. 2026-06-16
   days on market $99,500 Active 14 DOM
4. 2026-06-15
   days on market $99,500 Active 13 DOM
5. 2026-06-13
   days on market $99,500 Active 11 DOM
6. 2026-06-12
   days on market $99,500 Active 10 DOM
7. 2026-06-09
   days on market $99,500 Active 7 DOM
8. 2026-06-08
   days on market $99,500 Active 6 DOM
9. 2026-06-08
   days on market $99,500 Active 5 DOM
10. 2026-06-07
    days on market $99,500 Active 4 DOM
11. 2026-06-03
    remarks 497-char remark
12. 2026-06-03
    listed $99,500 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: $516 · $43/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: +$379/yr (+$32/mo · 73.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,498
• − Mortgage interest: −$5,574
• − Property taxes: −$516
• − Insurance: −$498
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,895
• Taxable income: $176
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $1,766/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: Wynnewood
• NCES district ID: 4033300
• Math proficiency: 13% ▼ -7.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $42,075
• Composite: 15.05/100
• National rank: #9352
• State rank: #198 of 270 in OK

Livability — Wynnewood

• Score: 62/100
• State rank: #253
• US rank: #16754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wynnewood, OK
• Population (ZIP): 3,382

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 14% Hispanic / Latino 9% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% European 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.90%
• Current HPI: 280.5166
• 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

-53.8% since first listed

3 events — show timeline

• 2026-06-01 Listed $99,500 MLSOK
• 2006-03-07 Sold (Public Records) $33,500 Public Records
• 1999-03-10 Sold (Public Records) $215,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $516 · +13.2% YoY. Source: county tax records.