125 S Highschool Ave · Stonewall, OK 74871

$54,500

2 bd · 1.0 ba · 480 sqft · SingleFamily public records · 120 Days on market

Built 1964 7,000 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

REALLY CUTE BACHELOR PAD, OR STARTER HOME ! RECENTLY REMODELED WITH NEW OUTSIDE PAINT! One Bedroom, but cozy and comfortable best describes this home on a corner lot just half a block from downtown Stonewall. Refrigerator, microwave, wardrobe cabinet in bedroom, hotplate in kitchen and hutch in living room will stay. This has potential to be a good rental property.

Key facts

• Laundry room
• Pantry room
• Flex room

Tags

• CORNER LOT
• OPEN CONCEPT LIVING AREA
• LAUNDRY ROOM
• FLEX ROOM
• PANTRY ROOM
• UPDATED FLOORING

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single wide mobile home; 1 story; Faces west
• Construction: Metal roof; Year built per public records
• Exterior features: Corner lot; Mature trees; Outdoor lighting

Interior

• Kitchen: Microwave; Oven; Range; Stove; Refrigerator; Freezer
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Has heating
• Interior features: Laminate counters; Electric oven and range connections; No additional interior features listed
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($794 rent vs $54k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#639 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Stonewall (rural): math 20% / reading 23% proficiency, ranked #155 of 270 in OK (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($377 loan paydown + $5k appreciation (9.4% local appreciation)).
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($50k) 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 $22k; list at $54k implies a 143% gain — meaningful room to come down on a strong offer.

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 $49,595 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.46%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 4.05×
• Total profit: $46,495
• Equity at exit: $46,789

10-year hold

• IRR: 35.6%
• Equity multiple: 8.96×
• Total profit: $121,438
• Equity at exit: $98,544

Cash invested: $15,260 (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 74871

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $794 medium
• Mortgage (P&I): −$286
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $298

Break-even live

Break-even rent $417

Max offer price $54,500

Occupancy floor 57%

Sensitivity live

Price	-10% $329	-5% $314	+0% $298	+5% $283	+10% $267
Rent	-10% $236	-5% $267	+0% $298	+5% $330	+10% $361
Rate	-1.0pp $326	-0.5pp $312	base $298	+0.5pp $284	+1.0pp $270

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $54,500 Active 120 DOM
2. 2026-06-18
   days on market $54,500 Active 119 DOM
3. 2026-06-17
   days on market $54,500 Active 118 DOM
4. 2026-06-17
   days on market $54,500 Active 117 DOM
5. 2026-06-16
   days on market $54,500 Active 116 DOM
6. 2026-06-14
   days on market $54,500 Active 114 DOM
7. 2026-06-12
   days on market $54,500 Active 113 DOM
8. 2026-06-09
   days on market $54,500 Active 110 DOM
9. 2026-06-08
   days on market $54,500 Active 109 DOM
10. 2026-06-07
    days on market $54,500 Active 108 DOM
11. 2026-06-03
    days on market $54,500 Active 104 DOM
12. 2026-06-02
    days on market $54,500 Active 103 DOM
13. 2026-06-01
    days on market $54,500 Active 102 DOM
14. 2026-05-31
    days on market $54,500 Active 101 DOM
15. 2026-05-30
    days on market $54,500 Active 100 DOM
16. 2026-02-19
    listed $54,500 Active
17. 2023-08-11
    soldstatus $22,400 Closed 370-char remark

    Show marketing remark (370 chars)

    REALLY CUTE BACHELOR PAD, OR STARTER HOME ! RECENTLY REMODELED WITH NEW OUTSIDE PAINT! One Bedroom, but cozy and comfortable best describes this home on a corner lot just half a block from downtown Stonewall. Refrigerator, microwave, wardrobe cabinet in bedroom, hotplate in kitchen and hutch in living room will stay. This has potential to be a good rental property.

18. 2023-07-28
    status Pending 370-char remark

    Show marketing remark (370 chars)

    REALLY CUTE BACHELOR PAD, OR STARTER HOME ! RECENTLY REMODELED WITH NEW OUTSIDE PAINT! One Bedroom, but cozy and comfortable best describes this home on a corner lot just half a block from downtown Stonewall. Refrigerator, microwave, wardrobe cabinet in bedroom, hotplate in kitchen and hutch in living room will stay. This has potential to be a good rental property.

19. 2023-06-28
    price $24,900 370-char remark

    Show marketing remark (370 chars)

    REALLY CUTE BACHELOR PAD, OR STARTER HOME ! RECENTLY REMODELED WITH NEW OUTSIDE PAINT! One Bedroom, but cozy and comfortable best describes this home on a corner lot just half a block from downtown Stonewall. Refrigerator, microwave, wardrobe cabinet in bedroom, hotplate in kitchen and hutch in living room will stay. This has potential to be a good rental property.

20. 2023-06-21
    listed $34,500 Active 370-char remark

    Show marketing remark (370 chars)

    REALLY CUTE BACHELOR PAD, OR STARTER HOME ! RECENTLY REMODELED WITH NEW OUTSIDE PAINT! One Bedroom, but cozy and comfortable best describes this home on a corner lot just half a block from downtown Stonewall. Refrigerator, microwave, wardrobe cabinet in bedroom, hotplate in kitchen and hutch in living room will stay. This has potential to be a good rental property.

21. 2020-10-21
    soldstatus $12,000 48-char remark

    Show marketing remark (48 chars)

    CUTE 1 BEDROOM 1 BATH HOME LOCATED IN STONEWALL.

22. 2020-07-29
    listed $17,000 48-char remark

    Show marketing remark (48 chars)

    CUTE 1 BEDROOM 1 BATH HOME LOCATED IN STONEWALL.

23. 2005-09-09
    soldstatus $10,000
24. 2003-06-12
    soldstatus $5,500

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$241/yr (+$20/mo · 97.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $9,533
• − Mortgage interest: −$3,053
• − Property taxes: −$249
• − Insurance: −$272
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$1,585
• Taxable income: $2,848
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $2,896/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: Stonewall
• NCES district ID: 4028800
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $43,982
• Composite: 18.58/100
• National rank: #8908
• State rank: #155 of 270 in OK

Livability — Stonewall

• Score: 52/100
• State rank: #639
• US rank: #24889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stonewall, OK
• Population (ZIP): 2,174

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Native American 23% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: European 2% Iranian 1% Slovak 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.42%
• Current HPI: 319.5458
• 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

+890.9% since first listed

9 events — show timeline

• 2026-02-19 Listed $54,500 MLS Technology, Inc.
• 2023-08-11 Sold (MLS) $22,400 MLS Technology, Inc.
• 2023-07-28 Pending — MLS Technology, Inc.
• 2023-06-28 Price Changed $24,900 MLS Technology, Inc.
• 2023-06-21 Listed $34,500 MLS Technology, Inc.
• 2020-10-21 Sold (MLS) $12,000 MLS Technology, Inc.
• 2020-07-29 Listed $17,000 MLS Technology, Inc.
• 2005-09-09 Sold (Public Records) $10,000 Public Records
• 2003-06-12 Sold (Public Records) $5,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $249 · -0.8% YoY. Source: county tax records.