505 Logan St · Wister, OK 74966

$79,900

2 bd · 1.0 ba · 1,320 sqft · SingleFamily · 73 Days on market

Built 1945 Fair condition 0.27 ac lot ↓ 25% 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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0

Listing remarks

Two bedroom one bath home with 2 car attached carport. On 2.7 +/- acre lot. Large front porch. In Wister city limits. This property is subject to a 30 day First Look Program. This program was put in place to promote homeownership and therefore priority for offers will be given to owner occupants, investors who plan to rehab and sell the property to an owner occupant, and nonprofits who intend to retail the property to an owner occupant or provide affordable housing. Nonprofits must also present their 501c3 certification. All buyers and interested parties are welcome to submit offers. Seller will review and confirm.

Key facts

• Large front porch
• 2.7 acre lot
• 0.27 acre lot

Tags

• LARGE FRONT PORCH
• 2 CAR ATTACHED CARPORT
• 2.7 ACRE LOT

Property features AI

Exterior

• Parking: Attached carport; 2 covered parking spaces; Concrete parking surface
• Utilities: Electricity available
• Home design: Single-family residence; One story; House
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Porch; Cleared lot; Publicly maintained road frontage

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Blinds
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#320 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Wister (rural): math 12% / reading 15% proficiency, ranked #240 of 270 in OK (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wister Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 335 students, 0% FRL); Wister Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 167 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 53 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($552 loan paydown + $6k appreciation (7.5% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.33% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $167,640
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Mcpherson Ave	0.07mi	3/2.0 (+1)	1,356 (+3%)	12mo	$165,000	$122	73
502 Wiggington	0.18mi	2/1.0	1,149 (-13%)	3mo	$155,000	$135	67
120101 E Highland Hwy #2	0.38mi	3/1.0 (+1)	1,313 (-0%)	14mo	$167,000	$127	64
206 Logan St	0.17mi	3/1.0 (+1)	1,144 (-13%)	6mo	$142,000	$124	60
104 Myers	0.28mi	3/2.0 (+1)	1,468 (+11%)	13mo	$85,000	$58	48
103 Blackstone Cir	0.65mi	3/2.0 (+1)	1,505 (+14%)	2mo	$220,000	$146	36
305 Chickasaw Ave	0.50mi	3/1.5 (+1)	1,176 (-11%)	24mo	$60,000	$51	32
102 Blackstone Cir	0.72mi	3/2.0 (+1)	1,463 (+11%)	21mo	$210,000	$144	22

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

Projected returns pro-forma

7.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 3.17×
• Total profit: $48,522
• Equity at exit: $57,743

10-year hold

• IRR: 28.0%
• Equity multiple: 6.68×
• Total profit: $127,161
• Equity at exit: $111,906

Cash invested: $22,372 (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 74966

• Home prices YoY: 2.5%
• Active inventory: 53
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $288

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 73 DOM
2. 2026-06-17
   days on market $79,900 Active 72 DOM
3. 2026-06-16
   days on market $79,900 Active 71 DOM
4. 2026-06-15
   days on market $79,900 Active 70 DOM
5. 2026-06-13
   days on market $79,900 Active 68 DOM
6. 2026-06-12
   days on market $79,900 Active 67 DOM
7. 2026-06-09
   pricedays on market $79,900 Active 64 DOM
8. 2026-06-08
   days on market $89,900 Active 63 DOM
9. 2026-06-08
   days on market $89,900 Active 62 DOM
10. 2026-06-07
    days on market $89,900 Active 61 DOM
11. 2026-06-04
    days on market $89,900 Active 58 DOM
12. 2026-06-02
    days on market $89,900 Active 57 DOM
13. 2026-06-01
    days on market $89,900 Active 56 DOM
14. 2026-05-31
    days on market $89,900 Active 55 DOM
15. 2026-05-14
    price $89,900
16. 2026-04-21
    price $99,900
17. 2026-04-06
    listed $119,900 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥114°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,769
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,324
• Taxable income: $2,328
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $2,903/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and maintenance, including a new roof, siding, and HVAC system. Improvements in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and potential leaking.
• Major siding — Peeling and chipping paint.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Wear and discoloration.
• Major landscaping — Overgrown and cluttered appearance.
• Major HVAC — Old and may need replacement or repair.
• Major foundation — Signs of settling and potential structural issues.
• Major windows — Old and may need replacement or repair.

Value-add opportunities

• Both Painting and repainting the exterior and interior — Improves curb appeal and interior appearance.
• Both Landscaping and yard maintenance — Enhances curb appeal and property value.
• Both HVAC replacement or repair — Improves energy efficiency and indoor comfort.
• Both Structural repairs — Ensures the foundation and structure are stable and safe.
• Both Window replacement — Improves energy efficiency and appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaking.	Major	$15,000–50,000
siding · Peeling and chipping paint.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Wear and discoloration.	Major	$15,000–50,000
landscaping · Overgrown and cluttered appearance.	Major	$15,000–50,000
HVAC · Old and may need replacement or repair.	Major	$15,000–50,000
foundation · Signs of settling and potential structural issues.	Major	$15,000–50,000
windows · Old and may need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior — Improves curb appeal and interior appearance. ↑
• Both Landscaping and yard maintenance — Enhances curb appeal and property value. ↑
• Both HVAC replacement or repair — Improves energy efficiency and indoor comfort. ↑
• Both Structural repairs — Ensures the foundation and structure are stable and safe. ↑
• Both Window replacement — Improves energy efficiency and appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wister
• NCES district ID: 4032970
• Math proficiency: 12% ▼ -3.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $35,564
• Composite: 11.14/100
• National rank: #9729
• State rank: #240 of 270 in OK

Livability — Wister

• Score: 61/100
• State rank: #320
• US rank: #18277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wister, OK
• Population (ZIP): 3,540

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 13% Two or more races 12% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.45%
• Current HPI: 301.2538
• 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

-25.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $89,900 WRVBOR
• 2026-04-21 Price Changed $99,900 WRVBOR
• 2026-04-06 Listed $119,900 WRVBOR