1224 Church St · Waynoka, OK 73860

$69,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 22 Days on market

Built 1925

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great home with lots of options. Whether you are looking for a primary residence, an investment property, or an Airbnb property this home is clean and well maintained. This home is only 3mi from the Little Sahara State Park, and the large detached garage would be great for storing your ATVs. If looking from the standpoint of an Airbnb, the State Park sees approximately 255k visitors each year. The land in this area is rich in wildlife for avid hunters so this home would be a great option for guests visiting the area who are looking for somewhere to relax after a long day. Waynoka Public Schools receive an A+ rating from the State each year, and their facilities are second to none. This home with its 3 bedrooms, two bathrooms, basement, and detached garage is a great find. Don't miss out on this unique opportunity.

Key facts

• Large bedrooms
• Durable metal roof
• Versatile third room

Tags

• DETACHED GARAGE
• LARGE BEDROOMS
• VERSATILE THIRD ROOM
• VALUABLE STORAGE SPACE
• DURABLE METAL ROOF
• FULLY FENCED BACK YARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Exterior features: Chain link fencing; Metal roof; Faces west

Interior

• Kitchen: Dishwasher
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Dishwasher; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#230 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D+, amenities F, commute F.
• Waynoka (rural): math 40% / reading 40% proficiency, ranked #100 of 513 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynoka Es (math 27% / reading 37%, grade F, #213 of 845 statewide, top 28%, 158 students, 0% FRL); Waynoka Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 65 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• Woods County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $57k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.52% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.21%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.3%
• Equity multiple: 2.77×
• Total profit: $34,146
• Equity at exit: $31,025

10-year hold

• IRR: 31.6%
• Equity multiple: 5.42×
• Total profit: $85,315
• Equity at exit: $47,814

Cash invested: $19,320 (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 73860

• Active inventory: 13
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $406

Break-even live

Break-even rent $536

Max offer price $69,000

Occupancy floor 56%

Sensitivity live

Price	-10% $445	-5% $425	+0% $406	+5% $386	+10% $367
Rent	-10% $323	-5% $364	+0% $406	+5% $447	+10% $489
Rate	-1.0pp $441	-0.5pp $423	base $406	+0.5pp $388	+1.0pp $370

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $69,000 Active 22 DOM
2. 2026-06-21
   days on market $69,000 Active 21 DOM
3. 2026-06-18
   days on market $69,000 Active 19 DOM
4. 2026-06-17
   days on market $69,000 Active 18 DOM
5. 2026-06-16
   days on market $69,000 Active 17 DOM
6. 2026-06-15
   days on market $69,000 Active 16 DOM
7. 2026-06-13
   days on market $69,000 Active 14 DOM
8. 2026-06-12
   days on market $69,000 Active 13 DOM
9. 2026-06-09
   days on market $69,000 Active 10 DOM
10. 2026-06-08
    days on market $69,000 Active 9 DOM
11. 2026-06-08
    days on market $69,000 Active 8 DOM
12. 2026-06-07
    days on market $69,000 Active 7 DOM
13. 2026-06-04
    days on market $69,000 Active 4 DOM
14. 2026-06-02
    days on market $69,000 Active 3 DOM
15. 2026-06-01
    days on market $69,000 Active 2 DOM
16. 2026-05-31
    remarks 379-char remark
17. 2026-05-31
    listed $69,000 Active 1 DOM

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$231/yr (+$19/mo · 59.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,592
• − Mortgage interest: −$3,865
• − Property taxes: −$390
• − Insurance: −$345
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,007
• Taxable income: $3,970
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $3,918/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: Waynoka
• NCES district ID: 4032040
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $47,327
• Composite: 36.67/100
• National rank: #9238
• State rank: #100 of 513 in OK

Livability — Waynoka

• Score: 63/100
• State rank: #230
• US rank: #15901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynoka, OK
• Population (ZIP): 1,259

Population outlook (Woods County) Hauer SSP2

• Today (2025): 10,283 people
• By 2030: 10,877 · +5.8%
• By 2040: 12,223 · +18.9%
• By 2050: 13,758 · +33.8%
• By 2075: 18,535 · +80.2%
• By 2100: 23,026 · +123.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Native American 8% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Woods

• 2024 margin: Solid R (+64.3) · D 16.9% · R 81.2% · Other 1.9%
• 2008→2024 swing: -8.9pp toward R · 2008: -55.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+65.3 2016: R+66.1 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+10.4% since first listed

7 events — show timeline

• 2026-05-31 Listed $69,000 NWOAR
• 2021-07-30 Sold (MLS) $57,000 MLSOK
• 2021-07-24 Sold (Public Records) $25,000 Public Records
• 2021-07-21 Pending — MLSOK
• 2021-06-16 Listing Removed — MLSOK
• 2021-06-15 Listed $62,500 MLSOK
• 2020-08-31 Listed $62,500 MLSOK

Property tax history

+6.8%/yr

Latest (2025): $390 · +1.3% YoY. Source: county tax records.