112 E 7th St · Weleetka, OK 74880

$80,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 13 Days on market

Built 1940

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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
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

We & acirc; & euro; & trade; re selling our home in Weleetka. It & acirc; & euro; & trade; s currently a 2-bedroom, 1-bath home, but it has two large living/family rooms, and one could easily be converted into a third bedroom, office, playroom, or hobby space depending on your needs. We & acirc; & euro; & trade; ve completed significant structural improvements during our ownership, and the home is fully livable while still leaving room for someone to continue making it their own. It has a spacious layout and plenty of potential for a family, first-time homebuyer, or investor. One of the best features is the additional lot directly behind the house. The lo

Key facts

• Rv electric hookups
• Additional lot
• Built 1940

Tags

• TWO LARGE LIVING ROOMS
• ADDITIONAL LOT
• RV ELECTRIC HOOKUPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 59/100 on livability (#376 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Weleetka (rural): math 19% / reading 32% proficiency, ranked #345 of 513 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 2 units permitted in Okfuskee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $80k implies a 78% 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: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $51,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 E 4th St	0.48mi	3/1.0	1,392 (+12%)	17mo	$57,500	$41	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 37.8%
• Equity multiple: 3.91×
• Total profit: $65,156
• Equity at exit: $72,070

10-year hold

• IRR: 32.5%
• Equity multiple: 8.80×
• Total profit: $174,818
• Equity at exit: $155,422

Cash invested: $22,400 (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 74880

• Home prices YoY: 6.8%
• Active inventory: 20
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $339

Break-even live

Break-even rent $608

Max offer price $80,000

Occupancy floor 62%

Sensitivity live

Price	-10% $385	-5% $362	+0% $339	+5% $317	+10% $294
Rent	-10% $257	-5% $298	+0% $339	+5% $380	+10% $421
Rate	-1.0pp $380	-0.5pp $360	base $339	+0.5pp $319	+1.0pp $298

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $80,000 Active 13 DOM
2. 2026-06-17
   days on market $80,000 Active 12 DOM
3. 2026-06-16
   days on market $80,000 Active 11 DOM
4. 2026-06-15
   days on market $80,000 Active 10 DOM
5. 2026-06-13
   days on market $80,000 Active 8 DOM
6. 2026-06-12
   days on market $80,000 Active 7 DOM
7. 2026-06-09
   days on market $80,000 Active 4 DOM
8. 2026-06-08
   days on market $80,000 Active 3 DOM
9. 2026-06-08
   remarks 663-char remark
10. 2026-06-08
    listed $80,000 Active 2 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: $329 · $27/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$391/yr (+$33/mo · 118.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,450
• − Mortgage interest: −$4,481
• − Property taxes: −$329
• − Insurance: −$400
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,327
• Taxable income: $2,921
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,371/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: Weleetka
• NCES district ID: 4032220
• Math proficiency: 19% ▼ -6.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $34,490
• Composite: 23.99/100
• National rank: #13183
• State rank: #345 of 513 in OK

Livability — Weleetka

• Score: 59/100
• State rank: #376
• US rank: #19862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weleetka, OK
• Population (ZIP): 1,920

Population outlook (Okfuskee County) Hauer SSP2

• Today (2025): 12,039 people
• By 2030: 11,980 · -0.5%
• By 2040: 11,974 · -0.5%
• By 2050: 11,995 · -0.4%
• By 2075: 12,581 · +4.5%
• By 2100: 11,940 · -0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 60% Native American 16% Two or more races 14% Black 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Slovak 1% European 1% Iranian 1%
• Foreign-born: 2% · Vietnam, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Okfuskee

• 2024 margin: Solid R (+55.8) · D 21.4% · R 77.2% · Other 1.4%
• 2008→2024 swing: -27.6pp toward R · 2008: -28.2pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+53.5 2016: R+47.0 2012: R+30.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.09%
• Current HPI: 251.1292
• 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

+900.0% since first listed

4 events — show timeline

• 2026-06-06 Listed $80,000 FSBO.com
• 2025-09-03 Sold (Public Records) $45,000 Public Records
• 2021-03-18 Sold (Public Records) $25,000 Public Records
• 1995-12-06 Sold (Public Records) $8,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $329 · +6.8% YoY. Source: county tax records.