705 Wolf Rd · Randlett, OK 76305

$94,500

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 69 Days on market

Built 1940 ↓ 12% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your ideas to life! With some love, this 3 bed 2 bath home on 2.2 acres of land could be breathtaking. Fireplace, formal dining area, pantry, brand new kitchen cabinets, & plenty more to see. Sold As-Is

Key facts

• Garage
• Built 1940
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#305 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D.
• Petrolia CISD (rural): math 28% / reading 44% proficiency, ranked #489 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 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 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: 1.96% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.03%
• DSCR: 2.78
• GRM: 4.3

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: 36.4%
• Equity multiple: 2.55×
• Total profit: $40,881
• Equity at exit: $14,090

10-year hold

• IRR: 43.0%
• Equity multiple: 5.08×
• Total profit: $107,908
• Equity at exit: $8,171

Cash invested: $26,460 (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 76305

• Home prices YoY: -4.9%
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $883

Break-even live

Break-even rent $732

Max offer price $94,500

Occupancy floor 47%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $94,500 Active 69 DOM
2. 2026-06-17
   days on market $94,500 Active 68 DOM
3. 2026-06-16
   days on market $94,500 Active 67 DOM
4. 2026-06-15
   days on market $94,500 Active 66 DOM
5. 2026-06-15
   days on market $94,500 Active 65 DOM
6. 2026-06-13
   days on market $94,500 Active 64 DOM
7. 2026-06-12
   days on market $94,500 Active 63 DOM
8. 2026-06-09
   days on market $94,500 Active 60 DOM
9. 2026-06-08
   days on market $94,500 Active 59 DOM
10. 2026-06-08
    days on market $94,500 Active 58 DOM
11. 2026-06-05
    days on market $94,500 Active 56 DOM
12. 2026-06-03
    days on market $94,500 Active 54 DOM
13. 2026-06-02
    days on market $94,500 Active 53 DOM
14. 2026-06-01
    days on market $94,500 Active 52 DOM
15. 2026-05-31
    days on market $94,500 Active 51 DOM
16. 2026-05-04
    price $105,000 213-char remark

    Show marketing remark (213 chars)

    Bring your ideas to life! With some love, this 3 bed 2 bath home on 2.2 acres of land could be breathtaking. Fireplace, formal dining area, pantry, brand new kitchen cabinets, & plenty more to see. Sold As-Is

17. 2026-04-22
    price $117,500 213-char remark

    Show marketing remark (213 chars)

    Bring your ideas to life! With some love, this 3 bed 2 bath home on 2.2 acres of land could be breathtaking. Fireplace, formal dining area, pantry, brand new kitchen cabinets, & plenty more to see. Sold As-Is

18. 2026-04-10
    listed $120,000 Active 213-char remark

    Show marketing remark (213 chars)

    Bring your ideas to life! With some love, this 3 bed 2 bath home on 2.2 acres of land could be breathtaking. Fireplace, formal dining area, pantry, brand new kitchen cabinets, & plenty more to see. Sold As-Is

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $850 · $71/mo
• Expected delta: +$326/yr (+$27/mo · 62.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,196
• − Mortgage interest: −$5,293
• − Property taxes: −$524
• − Insurance: −$472
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,749
• Taxable income: $9,605
• Est. tax owed @ 24.0%: −$2,305
• After-tax cash flow: $8,286/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: Petrolia CISD
• NCES district ID: 4834710
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $49,921
• Composite: 31.11/100
• National rank: #6071
• State rank: #489 of 826 in TX

Livability — Randlett

• Score: 61/100
• State rank: #305
• US rank: #17871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,929

Population outlook (Clay County) Hauer SSP2

• Today (2025): 9,537 people
• By 2030: 9,042 · -5.2%
• By 2040: 8,090 · -15.2%
• By 2050: 7,255 · -23.9%
• By 2075: 5,834 · -38.8%
• By 2100: 4,491 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 9% Hispanic / Latino 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+79.7) · D 9.9% · R 89.5%
• 2008→2024 swing: -21.1pp toward R · 2008: -58.6pp · 2024: -79.7pp
• All cycles: 2024: R+79.7 2020: R+77.6 2016: R+76.6 2012: R+69.7 2008: R+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.16%
• Current HPI: 216.7
• 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

-12.5% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $105,000 WFAOR
• 2026-04-22 Price Changed $117,500 WFAOR
• 2026-04-10 Listed $120,000 WFAOR

Property tax history

-4.4%/yr

Latest (2025): $524 · -1.9% YoY. Source: county tax records.