500 NW 2nd St · Wilburton, OK 74578

$99,900

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 31 Days on market

Built 1993 8,398 sqft lot Est $94k · 6% over

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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 +20.2/30.0
• DSCR +6.4/10.0
• Appreciation +5.2/10.0
• ARV discount +4.9/15.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Adorable & affordable 3 bedroom 2 bath brick home w/ separate office space w/ built in desk & bookshelves, eat-in kitchen, laundry room, 2 storage buildings, large deck, w/ built in table & seating, & beautiful landscaping!! Don't miss out!

Key facts

• Enclosed garage area
• Cul-de-sac setting
• Large storage barn

Tags

• CORNER LOT
• CUL-DE-SAC SETTING
• ENCLOSED GARAGE AREA
• LARGE STORAGE BARN
• MATURE TREES

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Deck; Shed(s); Located on a cul-de-sac

Interior

• Kitchen: Oven; Range; Stove; Dishwasher
• Flooring: Concrete; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric range connection; Vinyl windows; No additional interior exterior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (4.9% below list).
• Recommended offer: $95k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#351 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Wilburton (town): math 25% / reading 22% proficiency, ranked #136 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 57 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $412 appreciation (0.4% local appreciation)).
• Latimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $72k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $94,985 (4.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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: 0.95% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $94,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 W Caddo	0.34mi	3/1.0	1,020 (-3%)	10mo	$69,000	$68	67
203 E Cedar Ave	0.63mi	3/1.0	1,056 (+1%)	3mo	$115,000	$109	63
111 E Blair Ave	0.31mi	2/2.0 (-1)	936 (-11%)	21mo	$69,200	$74	45
116 SW 10th	0.59mi	3/1.5	1,164 (+11%)	11mo	$105,000	$90	44
414 E Ada	0.66mi	3/1.0	1,100 (+5%)	19mo	$105,000	$95	41

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

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.25×
• Total profit: $7,018
• Equity at exit: $31,087

10-year hold

• IRR: 9.9%
• Equity multiple: 2.13×
• Total profit: $31,675
• Equity at exit: $39,071

Cash invested: $27,972 (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 74578

• Home prices YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $126

Break-even live

Break-even rent $791

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $182	-5% $154	+0% $126	+5% $98	+10% $69
Rent	-10% $51	-5% $88	+0% $126	+5% $163	+10% $201
Rate	-1.0pp $176	-0.5pp $151	base $126	+0.5pp $100	+1.0pp $74

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $99,900 Active 31 DOM
2. 2026-06-18
   days on market $99,900 Active 29 DOM
3. 2026-06-17
   days on market $99,900 Active 28 DOM
4. 2026-06-16
   days on market $99,900 Active 27 DOM
5. 2026-06-15
   days on market $99,900 Active 26 DOM
6. 2026-06-13
   days on market $99,900 Active 24 DOM
7. 2026-06-12
   days on market $99,900 Active 23 DOM
8. 2026-06-09
   days on market $99,900 Active 20 DOM
9. 2026-06-08
   days on market $99,900 Active 19 DOM
10. 2026-06-08
    days on market $99,900 Active 18 DOM
11. 2026-06-07
    days on market $99,900 Active 17 DOM
12. 2026-06-04
    days on market $99,900 Active 14 DOM
13. 2026-06-02
    days on market $99,900 Active 13 DOM
14. 2026-06-01
    days on market $99,900 Active 12 DOM
15. 2026-05-31
    days on market $99,900 Active 11 DOM
16. 2026-05-19
    listed $99,900 Active
17. 2025-09-16
    historical
18. 2025-07-01
    listed $79,000 Active
19. 2017-11-30
    soldstatus $72,000
20. 2017-11-29
    soldstatus $72,000 263-char remark

    Show marketing remark (263 chars)

    Adorable & affordable 3 bedroom 2 bath brick home w/ separate office space w/ built in desk & bookshelves, eat-in kitchen, laundry room, 2 storage buildings, large deck, w/ built in table & seating, & beautiful landscaping!! Don't miss out!

21. 2017-09-13
    soldstatus $170,000
22. 2017-06-22
    listed $79,000 263-char remark

    Show marketing remark (263 chars)

    Adorable & affordable 3 bedroom 2 bath brick home w/ separate office space w/ built in desk & bookshelves, eat-in kitchen, laundry room, 2 storage buildings, large deck, w/ built in table & seating, & beautiful landscaping!! Don't miss out!

23. 2001-02-09
    soldstatus $45,000

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$190/yr (+$16/mo · 26.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,398
• − Mortgage interest: −$5,596
• − Property taxes: −$709
• − Insurance: −$500
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,906
• Taxable loss: −$136
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,542/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: Wilburton
• NCES district ID: 4032790
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $38,345
• Composite: 19.72/100
• National rank: #8718
• State rank: #136 of 270 in OK

Livability — Wilburton

• Score: 60/100
• State rank: #351
• US rank: #19035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilburton, OK
• Population (ZIP): 5,721

Population outlook (Latimer County) Hauer SSP2

• Today (2025): 9,565 people
• By 2030: 9,029 · -5.6%
• By 2040: 8,084 · -15.5%
• By 2050: 7,283 · -23.9%
• By 2075: 5,893 · -38.4%
• By 2100: 4,944 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 61% Native American 24% Two or more races 10% Hispanic / Latino 5% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Latimer

• 2024 margin: Solid R (+65.6) · D 16.7% · R 82.3% · Other 1.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -37.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.0 2016: R+56.7 2012: R+38.3 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 176.1285
• 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

+122.0% since first listed

8 events — show timeline

• 2026-05-19 Listed $99,900 MLS Technology, Inc.
• 2025-09-16 Listing Removed — MLS Technology, Inc.
• 2025-07-01 Listed $79,000 MLS Technology, Inc.
• 2017-11-30 Sold (Public Records) $72,000 Public Records
• 2017-11-29 Sold (MLS) $72,000 MLS Technology, Inc.
• 2017-09-13 Sold (Public Records) $170,000 Public Records
• 2017-06-22 Listed $79,000 MLS Technology, Inc.
• 2001-02-09 Sold (Public Records) $45,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $709 · -3.4% YoY. Source: county tax records.