219 N Mayer Ave · Willow, OK 73673

$78,000

2 bd · 1.5 ba · 1,008 sqft · Other · 174 Days on market

Built 1970 0.30 ac lot ↓ 9% since listing

---

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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +5.0/10.0
• Schools +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-Bedroom Home on a Spacious Corner Lot with Barn & Fenced Dog Pen. This inviting 2-bedroom, 1.5-bath home sits on a large corner lot and offers plenty of room to spread out—both inside and out! Featuring a durable metal roof and low-maintenance metal siding in great condition, this property is full of potential and ready for your personal touch. Inside, the kitchen comes equipped with a refrigerator, gas stove, and microwave, making it easy to move right in. The seller began removing wallpaper, leaving a head start for anyone looking to add their own finishing style. The home also includes a convenient single-car garage. Out back, you’ll find a 40' x 60' barn wit

Key facts

• Metal roof
• Fenced dog pen
• Kitchen equipped

Tags

• CORNER LOT
• METAL ROOF
• LOW MAINTENANCE SIDING
• KITCHEN EQUIPPED
• 40 X 60 BARN
• FENCED DOG PEN

Property features AI

Finance

• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking; 1‑car garage
• Utilities: Homestead exempt status (yes)
• Home design: Single family residence; One level; Faces east
• Construction: Metal siding; Metal roof; Combination foundation; Existing structure
• Exterior features: Barn(s); Covered porch; Outbuildings; Corner lot

Interior

• Kitchen: Free‑standing gas range; Free‑standing gas oven
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Zoned heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#550 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D-, crime F, amenities F.
• Granite (rural): math 60% / reading 50% proficiency, ranked #17 of 513 in OK (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (3.0% local appreciation)).
• Greer County population projected to shrink 3% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.1

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: 17.2%
• Equity multiple: 1.98×
• Total profit: $21,442
• Equity at exit: $35,072

10-year hold

• IRR: 18.7%
• Equity multiple: 3.72×
• Total profit: $59,501
• Equity at exit: $54,050

Cash invested: $21,840 (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 73673

• Active inventory: 5
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $189

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 74%

Sensitivity live

Price	-10% $243	-5% $216	+0% $189	+5% $162	+10% $135
Rent	-10% $116	-5% $153	+0% $189	+5% $225	+10% $262
Rate	-1.0pp $228	-0.5pp $209	base $189	+0.5pp $169	+1.0pp $148

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-04-01
   price $78,000
3. 2025-11-12
   listed $86,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,058
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$2,269
• Taxable income: $1,090
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,005/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: Granite
• NCES district ID: 4013290
• Math proficiency: 60% ▲ 20.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $40,018
• Composite: 47.81/100
• National rank: #4877
• State rank: #17 of 513 in OK

Livability — Willow

• Score: 55/100
• State rank: #550
• US rank: #23276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willow, OK
• Population (ZIP): 357

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 16% European 9%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

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

-9.3% since first listed

3 events — show timeline

• 2026-05-05 Pending — MLSOK
• 2026-04-01 Price Changed $78,000 MLSOK
• 2025-11-12 Listed $86,000 MLSOK

Property tax history

+4.7%/yr

Latest (2022): $85 · +2.4% YoY. Source: county tax records.