110 W 1st St · Oilton, OK 74052

$125,000

2 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 3 Days on market

Built 1969 0.30 ac lot Est $84k · 48% over

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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 +17.4/30.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This Home is amazing. From the spacious living room, kitchen, and laundry there is plenty of room to move around. 3 beds and 1 bath for this price is sure to dazzle! Book your showing today!

Key facts

• Functional kitchen
• New hvac
• Spacious living area

Tags

• NEW HVAC
• NEW STORAGE BUILDING
• SPACIOUS LIVING AREA
• FUNCTIONAL KITCHEN
• GENEROUS LAUNDRY ROOM

Property features AI

Exterior

• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Phone available
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built in public-records year; HardiPlank and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio/porch; Patio; Porch; Workshop; Chain link full fencing; Mature trees; Storm shelter; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning; Gas water heater
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames
• Laundry & utility: Washer hookup; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $106k (14.9% below list).
• Recommended offer: $106k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#344 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Oilton (rural): math 20% / reading 25% proficiency, ranked #386 of 513 in OK (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J. F. Kennedy Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 187 students, 0% FRL); Oilton Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 86 students, 0% FRL) — zoned schools average 0% FRL vs 71% district-wide (71 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $106,433 (14.9% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $84,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W 1st St	0.00mi	3/1.0 (+1)	1,760 (0%)	11mo	$85,000	$48	82
110 W 6th St	0.45mi	2/2.0	1,646 (-6%)	5mo	$62,000	$38	64
402 W Rogers St	0.36mi	3/2.5 (+1)	1,702 (-3%)	12mo	$165,000	$97	61

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.60×
• Total profit: $21,045
• Equity at exit: $56,205

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $66,391
• Equity at exit: $86,619

Cash invested: $35,000 (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 74052

• Active inventory: 8
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $95

Break-even live

Break-even rent $944

Max offer price $125,000

Occupancy floor 86%

Sensitivity live

Price	-10% $166	-5% $130	+0% $95	+5% $60	+10% $24
Rent	-10% $11	-5% $53	+0% $95	+5% $137	+10% $179
Rate	-1.0pp $158	-0.5pp $127	base $95	+0.5pp $62	+1.0pp $30

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $125,000 Active 3 DOM
2. 2026-06-17
   days on market $125,000 Active 2 DOM
3. 2026-06-16
   remarks 585-char remark
4. 2026-06-16
   listed $125,000 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: $460 · $38/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$665/yr (+$55/mo · 144.6%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,772
• − Mortgage interest: −$7,002
• − Property taxes: −$460
• − Insurance: −$625
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,636
• Taxable loss: −$995
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,377/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: Oilton
• NCES district ID: 4022560
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $36,838
• Composite: 21.86/100
• National rank: #13569
• State rank: #386 of 513 in OK

Livability — Oilton

• Score: 60/100
• State rank: #344
• US rank: #18830

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: Oilton, OK
• Population (ZIP): 992

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Native American 8% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

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

+400.0% since first listed

6 events — show timeline

• 2026-06-15 Listed $125,000 MLS Technology, Inc.
• 2025-08-05 Sold (Public Records) $85,000 Public Records
• 2025-07-21 Sold (MLS) $85,000 MLS Technology, Inc.
• 2025-06-16 Pending — MLS Technology, Inc.
• 2025-06-01 Listed $85,000 MLS Technology, Inc.
• 1990-07-27 Sold (Public Records) $25,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $460 · +1.8% YoY. Source: county tax records.