2354 E Waynoka St · Waynoka, OK 73860

$94,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 325 Days on market

Built 1940 8,712 sqft lot

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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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Adorable Renovated Bungalow Near Little Sahara! Welcome to 2354 E Waynoka St – a charming 2 bedroom, 1 bathroom home that was completely renovated in 2020! Whether you’re a first-time homebuyer or looking for a turn-key Airbnb investment, this home is move-in ready and fully furnished, with the washer/dryer and couch being the only negotiable items. Situated just minutes from the famous sand dunes of Little Sahara State Park, this property is perfectly located for outdoor adventure lovers. The spacious yard has a drive that runs from Waynoka St to the alley, making it ideal for pulling in a trailer or ATV with ease. You’ll also appreciate the 15x12 outbuilding that offers

Key facts

• Spacious yard
• Near little sahara
• 15x12 outbuilding

Tags

• RENOVATED BUNGALOW
• SPACIOUS YARD
• 15X12 OUTBUILDING
• NEAR LITTLE SAHARA

Property features AI

Finance

• Other: Property listed active; vacant/ not occupied
• Financial info: Not assumable (loan); Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exempt (homestead: yes)
• Home design: Single-family residence; One-level property; Residential property
• Construction: Other construction materials; Composition roof; Conventional foundation; Existing property
• Exterior features: Outbuildings; Interior lot

Interior

• Kitchen: Free-standing electric range and oven
• Bedrooms: 2 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Combination flooring throughout; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $66 ($797/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 $82k (13.4% below list).
• Recommended offer: $82k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#230 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D+, amenities F, commute F.
• Waynoka (rural): math 40% / reading 40% proficiency, ranked #100 of 513 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynoka Es (math 27% / reading 37%, grade F, #213 of 845 statewide, top 28%, 158 students, 0% FRL); Waynoka Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 65 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($656 loan paydown + $3k appreciation (3.0% local appreciation)).
• Woods County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $95k implies a 464% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $82,227 (13.4% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.6

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: 10.3%
• Equity multiple: 1.59×
• Total profit: $15,628
• Equity at exit: $42,671

10-year hold

• IRR: 12.6%
• Equity multiple: 2.87×
• Total profit: $49,679
• Equity at exit: $65,761

Cash invested: $26,572 (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 73860

• Active inventory: 13
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $66

Break-even live

Break-even rent $738

Max offer price $94,900

Occupancy floor 87%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $94,900 Active 325 DOM
2. 2026-06-17
   days on market $94,900 Active 324 DOM
3. 2026-06-16
   days on market $94,900 Active 323 DOM
4. 2026-06-15
   days on market $94,900 Active 322 DOM
5. 2026-06-13
   days on market $94,900 Active 320 DOM
6. 2026-06-12
   days on market $94,900 Active 319 DOM
7. 2026-06-09
   days on market $94,900 Active 316 DOM
8. 2026-06-08
   days on market $94,900 Active 315 DOM
9. 2026-06-08
   days on market $94,900 Active 314 DOM
10. 2026-06-07
    days on market $94,900 Active 313 DOM
11. 2026-06-04
    days on market $94,900 Active 310 DOM
12. 2026-06-02
    days on market $94,900 Active 309 DOM
13. 2026-06-01
    days on market $94,900 Active 308 DOM
14. 2026-05-31
    days on market $94,900 Active 307 DOM
15. 2025-07-28
    listed $94,900 Active
16. 2008-08-14
    soldstatus $16,833
17. 2006-08-21
    soldstatus $11,000
18. 1992-07-06
    soldstatus $6,000

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $854 · $71/mo
• Expected delta: +$302/yr (+$25/mo · 54.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,867
• − Mortgage interest: −$5,316
• − Property taxes: −$552
• − Insurance: −$474
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$2,761
• Taxable loss: −$815
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $992/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: Waynoka
• NCES district ID: 4032040
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $47,327
• Composite: 36.67/100
• National rank: #9238
• State rank: #100 of 513 in OK

Livability — Waynoka

• Score: 63/100
• State rank: #230
• US rank: #15901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynoka, OK
• Population (ZIP): 1,259

Population outlook (Woods County) Hauer SSP2

• Today (2025): 10,283 people
• By 2030: 10,877 · +5.8%
• By 2040: 12,223 · +18.9%
• By 2050: 13,758 · +33.8%
• By 2075: 18,535 · +80.2%
• By 2100: 23,026 · +123.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Native American 8% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Woods

• 2024 margin: Solid R (+64.3) · D 16.9% · R 81.2% · Other 1.9%
• 2008→2024 swing: -8.9pp toward R · 2008: -55.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+65.3 2016: R+66.1 2012: R+60.5 2008: R+55.4

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

+1481.7% since first listed

4 events — show timeline

• 2025-07-28 Listed $94,900 MLSOK
• 2008-08-14 Sold (Public Records) $16,833 Public Records
• 2006-08-21 Sold (Public Records) $11,000 Public Records
• 1992-07-06 Sold (Public Records) $6,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $552 · -35.5% YoY. Source: county tax records.