4263 W Highland Park Dr · Westport, OK 74020

$165,000

3 bd · 1.5 ba · 1,439 sqft · SingleFamily public records · 16 Days on market

Built 1974 1.15 ac lot Est $246k · 33% under $20/mo HOA · 1% of rent

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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 +23.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Great location near Keystone Lake! 3 bedroom, 2 bath, 2 car garage with new paint, carpet and roof!

Key facts

• Updated pex plumbing
• Flowering bushes
• Farmhouse sink

Tags

• MATURE TREES
• FLOWERING BUSHES
• WOOD BURNING FIREPLACE
• BUTCHER BLOCK COUNTERTOPS
• FARMHOUSE SINK
• UPDATED PEX PLUMBING

Property features AI

Finance

• HOA & community: Homeowners association with $240 annual fee; Community gutters

Exterior

• Parking: Attached garage with 1 car space; Garage includes shelves, storage, and workshop
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Fiber optic available; Natural gas available; Private water (well); Septic tank
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Rain gutters; Covered porch; Boat ramp/lift access; Water access; Mature trees; Wooded lot; Less than 1 mile to water (Keystone Lake)

Interior

• Kitchen: Microwave
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Butcher block counters; Laminate counters; Ceiling fan(s); Aluminum window frames; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.6% in Westport — 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 (#266 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D, amenities F, commute F.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $165k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $246,069
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4081 W Highland Park Dr	0.18mi	3/2.0	1,377 (-4%)	3mo	$232,000	$168	80
4072 W Gatehead Dr	0.19mi	3/2.0	1,400 (-3%)	22mo	$240,000	$171	67
4101 W Highland Park Dr	0.16mi	3/2.0	1,300 (-10%)	13mo	$236,900	$182	64
4113 W Highland Park Dr	0.16mi	3/2.5	1,596 (+11%)	16mo	$275,000	$172	57
480 N Happy Valley Rd	0.34mi	3/2.0	1,250 (-13%)	6mo	$120,000	$96	55

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: 30.3%
• Equity multiple: 3.38×
• Total profit: $110,041
• Equity at exit: $148,645

10-year hold

• IRR: 26.2%
• Equity multiple: 7.67×
• Total profit: $308,042
• Equity at exit: $320,559

Cash invested: $46,200 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 86
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$69
• HOA: −$20
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $318

Break-even live

Break-even rent $1,285

Max offer price $165,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 13 events

1. 2026-06-18
   days on market $165,000 Active 16 DOM
2. 2026-06-17
   days on market $165,000 Active 15 DOM
3. 2026-06-16
   days on market $165,000 Active 14 DOM
4. 2026-06-15
   days on market $165,000 Active 13 DOM
5. 2026-06-13
   days on market $165,000 Active 11 DOM
6. 2026-06-10
   statusdays on market $165,000 Active 8 DOM
7. 2026-05-21
   listed $165,000 Active
8. 2014-08-13
   soldstatus $42,500 99-char remark

   Show marketing remark (99 chars)

   Great location near Keystone Lake! 3 bedroom, 2 bath, 2 car garage with new paint, carpet and roof!

9. 2014-07-03
   listed $45,000 99-char remark

   Show marketing remark (99 chars)

   Great location near Keystone Lake! 3 bedroom, 2 bath, 2 car garage with new paint, carpet and roof!

10. 2014-06-30
    historical
11. 2014-04-21
    listed $45,000
12. 2014-04-17
    historical
13. 2014-01-17
    listed $55,000

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$754/yr (+$63/mo · 103.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,241
• − Mortgage interest: −$9,243
• − Property taxes: −$731
• − Insurance: −$825
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − HOA: −$240
• − Depreciation: −$4,800
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,532/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Westport

• Score: 62/100
• State rank: #266
• US rank: #17069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

+200.0% since first listed

7 events — show timeline

• 2026-05-21 Listed $165,000 MLS Technology, Inc.
• 2014-08-13 Sold (MLS) $42,500 MLS Technology, Inc.
• 2014-07-03 Listed $45,000 MLS Technology, Inc.
• 2014-06-30 Listing Removed — MLS Technology, Inc.
• 2014-04-21 Listed $45,000 MLS Technology, Inc.
• 2014-04-17 Listing Removed — MLS Technology, Inc.
• 2014-01-17 Listed $55,000 MLS Technology, Inc.

Property tax history

+0.5%/yr

Latest (2025): $731 · +2.7% YoY. Source: county tax records.