398 Birch · Wilson, OK 73463

$49,000

1 bd · 1.0 ba · 600 sqft · Other · 12 Days on market

Built 2020 6,970 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 1 bed, 1 bath is a great property located in Wilson. It is framed, fully wired, and insulated. All the plumbing is ready for a kitchen to be installed and bathroom is complete! It needs a little more work but all of the bones are there. Lots of extra building material will be conveyed with the house so you can finish the build. There are two small sheds on the property and a Carport. So much potential and a great investment! A large backyard with lots of room. Don't miss this little gem.

Key facts

• Covered front porch
• Near schools
• Open floor plan

Tags

• OPEN FLOOR PLAN
• FULL KITCHEN APPLIANCES
• COVERED FRONT PORCH
• COVERED CARPORT
• IN-TOWN LOT
• NEAR SCHOOLS

Property features AI

Exterior

• Parking: 1-car garage; Detached parking; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built with HardiPlank type siding and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Covered patio; Patio; No additional exterior features listed; Additional land available

Interior

• Kitchen: Built-in range; Built-in oven; Oven; Range; Dishwasher; Refrigerator; Plumbed for ice maker
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless cooling; Ductless heating; Electric heating; Zoned heating
• Interior features: High ceilings; Vaulted ceilings; Ceiling fan(s); Laminate countertops; Electric oven and range connections; Vinyl windows
• Laundry & utility: Washer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($758 rent vs $49k).

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 $339 of loan paydown is wiped out by about $355 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 $14k cash investment doubles in ~4 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 3y 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 $30k; list at $49k implies a 63% 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 $49,000

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: 1.55% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.30%
• DSCR: 2.08
• GRM: 5.4

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: 22.9%
• Equity multiple: 2.07×
• Total profit: $14,614
• Equity at exit: $12,476

10-year hold

• IRR: 27.8%
• Equity multiple: 3.93×
• Total profit: $40,139
• Equity at exit: $13,662

Cash invested: $13,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $758 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $278

Break-even live

Break-even rent $407

Max offer price $49,000

Occupancy floor 58%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $49,000 Active 12 DOM
2. 2026-06-17
   days on market $49,000 Active 11 DOM
3. 2026-06-16
   days on market $49,000 Active 10 DOM
4. 2026-06-15
   days on market $49,000 Active 9 DOM
5. 2026-06-13
   days on market $49,000 Active 7 DOM
6. 2026-06-12
   days on market $49,000 Active 6 DOM
7. 2026-06-09
   days on market $49,000 Active 3 DOM
8. 2026-06-08
   days on market $49,000 Active 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $49,000 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: $526 · $44/mo
• Projected year-2 tax: $526 · $44/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: −$2,745
• − Property taxes: −$526
• − Insurance: −$245
• − Repairs & maintenance: −$728
• − Management: −$728
• − Depreciation: −$1,425
• Taxable income: $2,702
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $2,685/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

+40.0% since first listed

4 events — show timeline

• 2026-06-06 Listed $49,000 MLS Technology, Inc.
• 2023-04-14 Sold (MLS) $30,000 MLS Technology, Inc.
• 2023-03-13 Pending — MLS Technology, Inc.
• 2023-03-06 Listed $35,000 MLS Technology, Inc.

Property tax history

+26.6%/yr

Latest (2025): $526 · -34.1% YoY. Source: county tax records.