520 N Illinois · Weatherford, OK 73096

$80,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 191 Days on market

Built 1930 7,000 sqft lot Est $83k · at est.

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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 +24.4/30.0
• ARV discount +9.2/15.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for you to move in! This 2 bedroom 1 bath home has central heat/air, carpet that is almost new, updated appliances and a roof in great shape. Want more? Windows, dishwasher, stove have all been updated. There are ceiling fans in living room and bedrooms. Bathroom has been updated and has a beautiful tile shower. There is a large utility room with washer/dryer hookups and extra closet space. Enjoy the large fenced backyard, and more storage in the backyard shed. The screen doors were recently updated and home has been well cared for.

Key facts

• Carport
• Large back yard
• 7,000 sq ft lot

Tags

• CARPORT
• LARGE BACK YARD

Property features AI

Finance

• Other: Located in Weatherford Huber addition; Listing active; occupied: no; home warranty: no
• Financial info: Not assumable; Financing possible (loan qualify: yes)
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required (per listing); Homestead exempt
• Home design: Single family residence; One-story; Existing property
• Construction: Frame construction; Composition roof; Built on combination foundation
• Exterior features: No notable exterior features listed; Campus area lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Combination foundation

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.3% in Weatherford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#44 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Weatherford (town): math 28% / reading 26% proficiency, ranked #83 of 270 in OK (top 31%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Burcham Es (534 students, 0% FRL); Weatherford Hs (math 32% / reading 37%, grade F, #48 of 447 statewide, top 14%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 226 active listings in the ZIP; 28 units permitted in Custer County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.06% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $83,232
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 E Huber	0.20mi	2/1.0	780 (-4%)	7mo	$40,000	$51	78
512 N Bradley St	0.21mi	2/1.0	884 (+8%)	3mo	$45,000	$51	74
508 N Bradley St	0.21mi	2/1.0	884 (+8%)	3mo	$90,000	$102	74
306 E Franklin Ave	0.33mi	2/1.0	802 (-2%)	18mo	$105,000	$131	67
817 N Indiana St	0.22mi	2/1.0	748 (-8%)	21mo	$89,000	$119	58
120 N Caddo St	0.30mi	2/1.0	875 (+7%)	24mo	$82,000	$94	54
215 N 7th St	0.66mi	2/1.0	880 (+8%)	5mo	$97,500	$111	52
106 E Proctor Ave	0.36mi	2/1.0	936 (+15%)	23mo	$85,000	$91	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-2,628
• Equity at exit: $11,928

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $10,981
• Equity at exit: $6,917

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 73096

• Home prices YoY: -7.1%
• Active inventory: 226
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $163

Break-even live

Break-even rent $644

Max offer price $80,000

Occupancy floor 76%

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 24 events

1. 2026-06-18
   days on market $80,000 Active 191 DOM
2. 2026-06-17
   days on market $80,000 Active 190 DOM
3. 2026-06-16
   days on market $80,000 Active 189 DOM
4. 2026-06-15
   days on market $80,000 Active 188 DOM
5. 2026-06-13
   days on market $80,000 Active 186 DOM
6. 2026-06-12
   days on market $80,000 Active 185 DOM
7. 2026-06-09
   days on market $80,000 Active 182 DOM
8. 2026-06-08
   days on market $80,000 Active 181 DOM
9. 2026-06-08
   days on market $80,000 Active 180 DOM
10. 2026-06-07
    days on market $80,000 Active 179 DOM
11. 2026-06-04
    days on market $80,000 Active 176 DOM
12. 2026-06-02
    days on market $80,000 Active 175 DOM
13. 2026-06-01
    days on market $80,000 Active 174 DOM
14. 2026-05-31
    days on market $80,000 Active 173 DOM
15. 2026-04-08
    price $80,000
16. 2026-02-10
    price $85,000
17. 2026-01-09
    price $90,000
18. 2025-12-09
    listed $95,000 Active
19. 2021-12-20
    soldstatus $79,000 Sold 552-char remark

    Show marketing remark (552 chars)

    Ready for you to move in! This 2 bedroom 1 bath home has central heat/air, carpet that is almost new, updated appliances and a roof in great shape. Want more? Windows, dishwasher, stove have all been updated. There are ceiling fans in living room and bedrooms. Bathroom has been updated and has a beautiful tile shower. There is a large utility room with washer/dryer hookups and extra closet space. Enjoy the large fenced backyard, and more storage in the backyard shed. The screen doors were recently updated and home has been well cared for.

20. 2021-12-20
    soldstatus $79,000

    Show marketing remark (552 chars)

    Ready for you to move in! This 2 bedroom 1 bath home has central heat/air, carpet that is almost new, updated appliances and a roof in great shape. Want more? Windows, dishwasher, stove have all been updated. There are ceiling fans in living room and bedrooms. Bathroom has been updated and has a beautiful tile shower. There is a large utility room with washer/dryer hookups and extra closet space. Enjoy the large fenced backyard, and more storage in the backyard shed. The screen doors were recently updated and home has been well cared for.

21. 2021-10-26
    status Pending 552-char remark

    Show marketing remark (552 chars)

    Ready for you to move in! This 2 bedroom 1 bath home has central heat/air, carpet that is almost new, updated appliances and a roof in great shape. Want more? Windows, dishwasher, stove have all been updated. There are ceiling fans in living room and bedrooms. Bathroom has been updated and has a beautiful tile shower. There is a large utility room with washer/dryer hookups and extra closet space. Enjoy the large fenced backyard, and more storage in the backyard shed. The screen doors were recently updated and home has been well cared for.

22. 2021-09-08
    listed $79,000 Active 552-char remark

    Show marketing remark (552 chars)

    Ready for you to move in! This 2 bedroom 1 bath home has central heat/air, carpet that is almost new, updated appliances and a roof in great shape. Want more? Windows, dishwasher, stove have all been updated. There are ceiling fans in living room and bedrooms. Bathroom has been updated and has a beautiful tile shower. There is a large utility room with washer/dryer hookups and extra closet space. Enjoy the large fenced backyard, and more storage in the backyard shed. The screen doors were recently updated and home has been well cared for.

23. 2006-02-27
    soldstatus $30,000
24. 1999-09-16
    soldstatus $15,000

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$48/yr (+$4/mo · 7.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,198
• − Mortgage interest: −$4,481
• − Property taxes: −$672
• − Insurance: −$400
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,327
• Taxable income: $686
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $1,785/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: Weatherford
• NCES district ID: 4032070
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 26% ▼ -15.00%
• Median HH income: $45,799
• Composite: 23.33/100
• National rank: #7916
• State rank: #83 of 270 in OK

Livability — Weatherford

• Score: 70/100
• State rank: #44
• US rank: #7987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherford, OK
• Population (ZIP): 14,282

Population outlook (Custer County) Hauer SSP2

• Today (2025): 34,356 people
• By 2030: 37,162 · +8.2%
• By 2040: 43,354 · +26.2%
• By 2050: 50,458 · +46.9%
• By 2075: 71,075 · +106.9%
• By 2100: 91,129 · +165.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 12% Native American 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+53.2) · D 22.4% · R 75.7% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: -49.3pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+53.2 2016: R+54.3 2012: R+51.9 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.63%
• Current HPI: 230.2732
• 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

+433.3% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $80,000 MLSOK
• 2026-02-10 Price Changed $85,000 MLSOK
• 2026-01-09 Price Changed $90,000 MLSOK
• 2025-12-09 Listed $95,000 MLSOK
• 2021-12-20 Sold (Public Records) $79,000 Public Records
• 2021-12-20 Sold (MLS) $79,000 MLSOK
• 2021-10-26 Pending — MLSOK
• 2021-09-08 Listed $79,000 MLSOK
• 2006-02-27 Sold (Public Records) $30,000 Public Records
• 1999-09-16 Sold (Public Records) $15,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $672 · -21.6% YoY. Source: county tax records.