1312 E Highland Ave · Wister, OK 74966

$19,467

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 5 Days on market

Built 1968 0.74 ac lot

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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 +15.0/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Opportunity awaits in this four bedroom, two bath home. Work is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

Key facts

• 0.74 acre lot
• 2 garage spots
• Built 1968

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Public water; Public sewer; Other utilities: Unknown
• Home design: Single-story home; Year built source: Appraiser
• Exterior features: No notable exterior features listed; Property faces east; Lot approximately 0.74 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: No notable interior features listed
• Laundry & utility: No hot water (appliance listed as 'No Hot Water')

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).

Location & tenants

• Location reads 61/100 on livability (#320 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.
• Wister (rural): math 12% / reading 15% proficiency, ranked #240 of 270 in OK (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($134 loan paydown + $1k appreciation (7.5% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,467

Questions for the listing agent

1. Built in 1968 — 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: 6.33% ✓
• Cap rate: 58.00%
• Cash-on-cash: 184.66%
• DSCR: 9.22
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $183,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Highland Ave	0.30mi	4/2.0	1,437 (-4%)	4mo	$159,000	$111	76
103 Blackstone Cir	0.49mi	3/2.0 (-1)	1,505 (+0%)	2mo	$220,000	$146	70
113 Rock Creek Dr	0.30mi	4/2.0	1,680 (+12%)	1mo	$306,500	$182	65
703 Rosettie St	0.42mi	3/2.0 (-1)	1,582 (+6%)	4mo	$152,500	$96	63
601 Wiggington	0.56mi	3/1.5 (-1)	1,534 (+2%)	3mo	$140,000	$91	61
120101 E Highland Hwy #2	0.20mi	3/1.0 (-1)	1,313 (-12%)	14mo	$167,000	$127	49
102 Blackstone Cir	0.58mi	3/2.0 (-1)	1,463 (-2%)	21mo	$210,000	$144	47
401 Mcpherson Ave	0.55mi	3/2.0 (-1)	1,356 (-10%)	12mo	$165,000	$122	44
506 Highland Ave	0.54mi	3/2.0 (-1)	1,598 (+6%)	21mo	$150,000	$94	41

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

Projected returns pro-forma

7.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.15×
• Total profit: $60,784
• Equity at exit: $14,069

10-year hold

• IRR: —
• Equity multiple: 26.08×
• Total profit: $136,704
• Equity at exit: $27,265

Cash invested: $5,451 (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 74966

• Home prices YoY: 2.5%
• Active inventory: 53
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$102
• Tax est. 1.5%: −$24 /mo · $292/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $839

Break-even live

Break-even rent $170

Max offer price $19,467

Occupancy floor 27%

Sensitivity live

Price	-10% $852	-5% $846	+0% $839	+5% $832	+10% $825
Rent	-10% $741	-5% $790	+0% $839	+5% $887	+10% $936
Rate	-1.0pp $849	-0.5pp $844	base $839	+0.5pp $834	+1.0pp $829

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: $4,867
• Closing costs: $584
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   days on market $19,467 Active 5 DOM
2. 2026-06-15
   days on market $19,467 Active 4 DOM
3. 2026-06-13
   days on market $19,467 Active 2 DOM
4. 2026-06-12
   remarks 244-char remark
5. 2026-06-12
   listed $19,467 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,785
• − Mortgage interest: −$1,090
• − Property taxes: −$292
• − Insurance: −$97
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$566
• Taxable income: $10,373
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $7,576/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: Wister
• NCES district ID: 4032970
• Math proficiency: 12% ▼ -3.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $35,564
• Composite: 11.14/100
• National rank: #9729
• State rank: #240 of 270 in OK

Livability — Wister

• Score: 61/100
• State rank: #320
• US rank: #18277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,540

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Native American 13% Two or more races 12% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.45%
• Current HPI: 301.2538
• 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

-66.3% since first listed

15 events — show timeline

• 2026-06-11 Listed $19,467 MLS Technology, Inc.
• 2026-03-05 Pending — WRVBOR
• 2026-02-07 Price Changed $23,000 WRVBOR
• 2025-12-10 Price Changed $25,000 WRVBOR
• 2025-10-29 Listed $29,900 WRVBOR
• 2025-04-15 Pending — WRVBOR
• 2025-04-01 Price Changed $29,900 WRVBOR
• 2025-03-24 Relisted — WRVBOR
• 2025-03-04 Price Changed $34,900 WRVBOR
• 2025-02-27 Price Changed $39,900 WRVBOR
• 2025-02-24 Relisted — WRVBOR
• 2024-07-23 Pending — WRVBOR
• 2024-07-15 Relisted — WRVBOR
• 2024-06-12 Price Changed $44,900 WRVBOR
• 2024-04-16 Listed $57,750 WRVBOR