749 SW 120th Rd

Wilburton, OK 74578

$45,000B

2 bd · 2.0 ba · 1,000 sqft · Built 2004 · SingleFamily · Active · 47 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $877/mo
• Mortgage (P&I): −$236
• Tax + insurance: −$75
• HOA: −$0
• Vac / Maint / Mgmt: −$184
• Net cashflow: $381/mo
• Annual: $4,577/yr
• Cap rate: 16.47%
• Cash-on-cash: 36.33%
• DSCR: 2.62
• 1% rule: 1.95%
• Cash to close: $12,600

Investor read

• This is a 2-bed/2.0-bath single-family listed at $45k. Condition is rated fair.
• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $45k).
• It's been on market 47 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• In year one you build about $497 of equity ($311 loan paydown + $186 appreciation (0.4% local appreciation)).
• Location reads 60/100 on livability (#351 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Wilburton (town): math 25% / reading 22% proficiency, ranked #136 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wilburton Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 476 students, 0% FRL); Wilburton Ms (math 22% / reading 22%, grade F, #129 of 345 statewide, top 42%, 183 students, 0% FRL); Wilburton Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 226 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 57 active listings in the ZIP.
• Latimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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.

Questions for listing agent

• It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — The roof appears to be in poor condition with visible damage.
• Moderate: exterior siding — The exterior siding is in fair condition but shows signs of wear.
• Major: flooring — The flooring appears to be in poor condition with visible wear and tear.
• Major: interior walls/paint — The interior walls and paint appear to be in poor condition with visible wear and tear.
• Major: HVAC system — The HVAC system appears to be in poor condition with visible rust and wear.
• Major: landscaping — The landscaping is overgrown and in need of maintenance.