308 S Western Ave · Dill City, OK 73641

$96,999

4 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 72 Days on market

Built 1959 8,398 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

4 bedroom 2 bath recently remodeled home with a newer roof. Large backyard is fenced. Spacious master suite, beautiful refinished hardwood floors and a cozy kitchen. Utility room right off of kitchen, with separate access to the side yard. Don't miss this opportunity on a great home.

Key facts

• Cozy kitchen
• Utility room
• Newer roof

Tags

• NEWER ROOF
• LARGE BACKYARD
• FENCED
• UTILITY ROOM
• SEPARATE ACCESS
• COZY KITCHEN

Property features AI

Finance

• Other: Homestead claimed; Lot size approximately 0.1928 acres; Legal addition: Hoefar
• Financial info: Financing options: Cash, Conventional, FHA/VA eligible, VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof (roof updated 2023); Slab foundation
• Exterior features: Covered porch; Porch; Wood fencing; Rural lot setting

Interior

• Kitchen: Gas range/oven
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Water heater; No fireplace
• Laundry & utility: Washer/dryer connections not listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#581 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Burns Flat-Dill City (rural): math 15% / reading 22% proficiency, ranked #183 of 270 in OK (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Will Rogers Es (math 13% / reading 19%, grade F, #582 of 845 statewide, top 69%, 366 students, 0% FRL); Burns Flat-Dill City Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 127 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($670 loan paydown + $10k appreciation (10.0% local appreciation)).
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 4y 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,179 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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: 1.24% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 3.81×
• Total profit: $76,421
• Equity at exit: $87,384

10-year hold

• IRR: 31.3%
• Equity multiple: 8.60×
• Total profit: $206,384
• Equity at exit: $188,448

Cash invested: $27,160 (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 73641

• Home prices YoY: 6.4%
• Active inventory: 2
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $371

Break-even live

Break-even rent $729

Max offer price $96,999

Occupancy floor 64%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $96,999 Active 72 DOM
2. 2026-06-17
   days on market $96,999 Active 71 DOM
3. 2026-06-16
   days on market $96,999 Active 70 DOM
4. 2026-06-15
   days on market $96,999 Active 69 DOM
5. 2026-06-13
   days on market $96,999 Active 67 DOM
6. 2026-06-12
   days on market $96,999 Active 66 DOM
7. 2026-06-09
   days on market $96,999 Active 63 DOM
8. 2026-06-08
   days on market $96,999 Active 62 DOM
9. 2026-06-08
   days on market $96,999 Active 61 DOM
10. 2026-06-05
    days on market $96,999 Active 59 DOM
11. 2026-06-04
    days on market $96,999 Active 57 DOM
12. 2026-06-02
    days on market $96,999 Active 56 DOM
13. 2026-06-01
    days on market $96,999 Active 55 DOM
14. 2026-05-31
    days on market $96,999 Active 54 DOM
15. 2026-03-31
    listed $96,999 Active
16. 2025-10-23
    status Active
17. 2025-10-23
    historical
18. 2025-10-02
    status Active
19. 2025-09-23
    status Active
20. 2025-05-12
    listed $105,000 Active
21. 2024-04-28
    historical $800
22. 2024-03-14
    listed $800
23. 2024-03-08
    historical
24. 2024-03-08
    status Active
25. 2024-03-07
    historical $800
26. 2024-03-07
    historical
27. 2024-02-01
    historical
28. 2024-02-01
    listed $79,888 Active
29. 2024-01-30
    status Active
30. 2024-01-29
    historical
31. 2024-01-04
    listed $800
32. 2023-12-06
    status Active
33. 2023-11-27
    status Pending
34. 2023-10-18
    status Active
35. 2023-09-12
    status Pending
36. 2023-07-26
    price $79,888
37. 2023-03-10
    status Active
38. 2023-02-09
    historical
39. 2023-02-09
    status Active
40. 2023-01-10
    historical
41. 2022-09-07
    price $84,900
42. 2022-07-12
    listed $89,900 Active

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$549/yr (+$46/mo · 169.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,387
• − Mortgage interest: −$5,433
• − Property taxes: −$324
• − Insurance: −$485
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,822
• Taxable income: $3,021
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $3,728/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: Burns Flat-Dill City
• NCES district ID: 4000014
• Math proficiency: 15% ▼ -2.00%
• Reading proficiency: 22% ▲ 4.00%
• Median HH income: $45,907
• Composite: 16.25/100
• National rank: #9221
• State rank: #183 of 270 in OK

Livability — Dill City

• Score: 54/100
• State rank: #581
• US rank: #23846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dill City, OK
• Population (ZIP): 487

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.31%
• Current HPI: 186.9465
• 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

+7.9% since first listed

28 events — show timeline

• 2026-03-31 Listed $96,999 MLSOK
• 2025-10-23 Relisted — MLSOK
• 2025-10-23 Listing Removed — MLSOK
• 2025-10-02 Relisted — MLSOK
• 2025-09-23 Relisted — MLSOK
• 2025-05-12 Listed $105,000 MLSOK
• 2024-04-28 Rental Removed $800 MLSOK
• 2024-03-14 Listed for Rent $800 MLSOK
• 2024-03-08 Listing Removed — MLSOK
• 2024-03-08 Relisted — MLSOK
• 2024-03-07 Rental Removed $800 MLSOK
• 2024-03-07 Listing Removed — MLSOK
• 2024-02-01 Listing Removed — MLSOK
• 2024-02-01 Listed $79,888 MLSOK
• 2024-01-30 Relisted — MLSOK
• 2024-01-29 Listing Removed — MLSOK
• 2024-01-04 Listed for Rent $800 MLSOK
• 2023-12-06 Relisted — MLSOK
• 2023-11-27 Pending — MLSOK
• 2023-10-18 Relisted — MLSOK
• 2023-09-12 Pending — MLSOK
• 2023-07-26 Price Changed $79,888 MLSOK
• 2023-03-10 Relisted — MLSOK
• 2023-02-09 Listing Removed — MLSOK
• 2023-02-09 Relisted — MLSOK
• 2023-01-10 Listing Removed — MLSOK
• 2022-09-07 Price Changed $84,900 MLSOK
• 2022-07-12 Listed $89,900 MLSOK

Property tax history

+3.0%/yr

Latest (2025): $324 · +6.9% YoY. Source: county tax records.