605 E Jennings St · Wynnewood, OK 73098

$47,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 222 Days on market

Built 1960 0.36 ac lot Est $43k · 9% over ↓ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.9/10.0
• ARV discount +3.4/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

ATTENTION INVESTORS!! GREAT FOR RENTAL OR FLIP! You'll love the yard!! Huge pecan trees, large lot that includes the barn/shop in back & all the way to Howell St. on east. Fenced backyard PLUS neat 3 bedroom 1 bath home with hardwood floors, tiled kitchen counter, smooth top cook stove, separate oven, 1 car attached garage which has washer/dryer hook up in it. Central AC unit is newer gas central heat, walking distance to schools/stores, Corner LOT. Just needs some TLC to make it a nice home!!

Key facts

• 0.36 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Vacant and not occupied; Located in Wynnewood City addition; Living area recorded at 936 (assessor source); No home warranty indicated; Price was reduced previously
• Financial info: Sold as-is; cash offers accepted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One story; Property faces north; Existing property
• Construction: Frame construction; Composition roof; Combination foundation; Built previously (existing property)
• Exterior features: Outbuildings; Corner lot; Flood insurance required

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; No in-law plan indicated; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

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 ($870 rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 5.9% in Wynnewood — 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 62/100 on livability (#253 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Wynnewood (rural): math 13% / reading 22% proficiency, ranked #198 of 270 in OK (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 277 students, 0% FRL); Wynnewood Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 210 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 55 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($325 loan paydown + $4k appreciation (7.9% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $11k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 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 1960 — 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. 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: 1.85% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.80%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $43,056
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 E Colbert Dr	0.05mi	2/2.0	912 (-3%)	22mo	$130,000	$143	71
1006 E Chickasaw	0.39mi	2/1.0	981 (+5%)	8mo	$43,000	$44	67
201 E Lawrence St	0.50mi	1/1.0 (-1)	984 (+5%)	24mo	$45,000	$46	43

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

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.1%
• Equity multiple: 4.24×
• Total profit: $42,673
• Equity at exit: $35,385

10-year hold

• IRR: 42.4%
• Equity multiple: 9.08×
• Total profit: $106,280
• Equity at exit: $69,933

Cash invested: $13,160 (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 73098

• Home prices YoY: 2.9%
• Active inventory: 55
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $371

Break-even live

Break-even rent $401

Max offer price $47,000

Occupancy floor 52%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-25
   price $47,000
2. 2026-02-25
   price $57,000
3. 2025-10-16
   listed $58,000 Active
4. 2022-10-20
   soldstatus $55,000 Closed 504-char remark

   Show marketing remark (504 chars)

   ATTENTION INVESTORS!! GREAT FOR RENTAL OR FLIP! You'll love the yard!! Huge pecan trees, large lot that includes the barn/shop in back & all the way to Howell St. on east. Fenced backyard PLUS neat 3 bedroom 1 bath home with hardwood floors, tiled kitchen counter, smooth top cook stove, separate oven, 1 car attached garage which has washer/dryer hook up in it. Central AC unit is newer gas central heat, walking distance to schools/stores, Corner LOT. Just needs some TLC to make it a nice home!!

5. 2022-10-20
   soldstatus $55,000

   Show marketing remark (504 chars)

   ATTENTION INVESTORS!! GREAT FOR RENTAL OR FLIP! You'll love the yard!! Huge pecan trees, large lot that includes the barn/shop in back & all the way to Howell St. on east. Fenced backyard PLUS neat 3 bedroom 1 bath home with hardwood floors, tiled kitchen counter, smooth top cook stove, separate oven, 1 car attached garage which has washer/dryer hook up in it. Central AC unit is newer gas central heat, walking distance to schools/stores, Corner LOT. Just needs some TLC to make it a nice home!!

6. 2022-10-03
   status Pending 504-char remark

   Show marketing remark (504 chars)

   ATTENTION INVESTORS!! GREAT FOR RENTAL OR FLIP! You'll love the yard!! Huge pecan trees, large lot that includes the barn/shop in back & all the way to Howell St. on east. Fenced backyard PLUS neat 3 bedroom 1 bath home with hardwood floors, tiled kitchen counter, smooth top cook stove, separate oven, 1 car attached garage which has washer/dryer hook up in it. Central AC unit is newer gas central heat, walking distance to schools/stores, Corner LOT. Just needs some TLC to make it a nice home!!

7. 2022-06-17
   price $59,500 504-char remark

   Show marketing remark (504 chars)

   ATTENTION INVESTORS!! GREAT FOR RENTAL OR FLIP! You'll love the yard!! Huge pecan trees, large lot that includes the barn/shop in back & all the way to Howell St. on east. Fenced backyard PLUS neat 3 bedroom 1 bath home with hardwood floors, tiled kitchen counter, smooth top cook stove, separate oven, 1 car attached garage which has washer/dryer hook up in it. Central AC unit is newer gas central heat, walking distance to schools/stores, Corner LOT. Just needs some TLC to make it a nice home!!

8. 2021-09-03
   listed $62,500 Active 504-char remark

   Show marketing remark (504 chars)

   ATTENTION INVESTORS!! GREAT FOR RENTAL OR FLIP! You'll love the yard!! Huge pecan trees, large lot that includes the barn/shop in back & all the way to Howell St. on east. Fenced backyard PLUS neat 3 bedroom 1 bath home with hardwood floors, tiled kitchen counter, smooth top cook stove, separate oven, 1 car attached garage which has washer/dryer hook up in it. Central AC unit is newer gas central heat, walking distance to schools/stores, Corner LOT. Just needs some TLC to make it a nice home!!

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,440
• − Mortgage interest: −$2,633
• − Property taxes: −$607
• − Insurance: −$235
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,367
• Taxable income: $3,927
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $3,505/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: Wynnewood
• NCES district ID: 4033300
• Math proficiency: 13% ▼ -7.00%
• Reading proficiency: 22% ▼ -2.00%
• Median HH income: $42,075
• Composite: 15.05/100
• National rank: #9352
• State rank: #198 of 270 in OK

Livability — Wynnewood

• Score: 62/100
• State rank: #253
• US rank: #16754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wynnewood, OK
• Population (ZIP): 3,382

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 14% Hispanic / Latino 9% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% European 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.90%
• Current HPI: 280.5166
• 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

-24.8% since first listed

8 events — show timeline

• 2026-03-25 Price Changed $47,000 MLSOK
• 2026-02-25 Price Changed $57,000 MLSOK
• 2025-10-16 Listed $58,000 MLSOK
• 2022-10-20 Sold (Public Records) $55,000 Public Records
• 2022-10-20 Sold (MLS) $55,000 MLSOK
• 2022-10-03 Pending — MLSOK
• 2022-06-17 Price Changed $59,500 MLSOK
• 2021-09-03 Listed $62,500 MLSOK

Property tax history

+12.0%/yr

Latest (2025): $607 · +13.0% YoY. Source: county tax records.