395 Birch · Wilson, OK 73463

$75,000

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 12 Days on market

Built 2018 0.40 ac lot ↓ 21% since listing

---

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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Appreciation +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Tiny Home Living! Adorable one-bedroom, one-bathroom tiny home built in 2018. Home features a large, attached carport and covered deck.

Key facts

• Immediate cash flow
• Turnkey investment
• 0.4 acre lot

Tags

• IMMEDIATE CASH FLOW
• TURNKEY INVESTMENT

Property features AI

Finance

• Other: Approximately 0.4 acre lot with additional land available

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built with HardiPlank siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Patio; Partial fencing; Shed(s)

Interior

• Kitchen: Built-in range; Built-in oven; Oven; Range; Plumbed for ice maker
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless cooling; Ductless electric heating
• Interior features: Vinyl windows; Tile flooring; Laminate countertops; Ceiling fan(s); Cable TV; Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($758 rent vs $75k).

Location & tenants

• Location reads 66/100 on livability (#103 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Wilson (rural): math 20% / reading 15% proficiency, ranked #437 of 513 in OK (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 65 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $519 of loan paydown is wiped out by about $544 of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask is 36% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.17×
• Total profit: $3,564
• Equity at exit: $19,096

10-year hold

• IRR: 9.9%
• Equity multiple: 1.99×
• Total profit: $20,794
• Equity at exit: $20,911

Cash invested: $21,000 (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 73463

• Home prices YoY: -0.3%
• Active inventory: 65
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $758 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $130

Break-even live

Break-even rent $593

Max offer price $75,000

Occupancy floor 78%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   price $75,000 Active 12 DOM
2. 2026-06-18
   days on market $55,000 Active 12 DOM
3. 2026-06-17
   days on market $55,000 Active 11 DOM
4. 2026-06-16
   days on market $55,000 Active 10 DOM
5. 2026-06-15
   days on market $55,000 Active 9 DOM
6. 2026-06-13
   days on market $55,000 Active 7 DOM
7. 2026-06-12
   days on market $55,000 Active 6 DOM
8. 2026-06-09
   days on market $55,000 Active 3 DOM
9. 2026-06-08
   days on market $55,000 Active 2 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    listed $55,000 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: $530 · $44/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$145/yr (+$12/mo · 27.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $9,099
• − Mortgage interest: −$4,201
• − Property taxes: −$530
• − Insurance: −$375
• − Repairs & maintenance: −$728
• − Management: −$728
• − Depreciation: −$2,182
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $1,478/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: Wilson
• NCES district ID: 4032940
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $41,642
• Composite: 18.4/100
• National rank: #14046
• State rank: #437 of 513 in OK

Livability — Wilson

• Score: 66/100
• State rank: #103
• US rank: #11329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, OK
• Population (ZIP): 3,902

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Native American 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.73%
• Current HPI: 282.4056
• 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

-21.3% since first listed

6 events — show timeline

• 2026-06-06 Listed $55,000 MLS Technology, Inc.
• 2022-05-19 Sold (Public Records) $72,500 Public Records
• 2022-05-18 Sold (MLS) $72,500 MLS Technology, Inc.
• 2022-04-18 Pending — MLS Technology, Inc.
• 2022-04-06 Price Changed $65,000 MLS Technology, Inc.
• 2022-02-13 Listed $69,900 MLS Technology, Inc.

Property tax history

+24.0%/yr

Latest (2025): $530 · +8.6% YoY. Source: county tax records.