208 S Campbell Ave · Oilton, OK 74052

$85,000

3 bd · 2.0 ba · 1,435 sqft · SingleFamily public records · 6 Days on market

Built 1976 0.51 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Home has New Carpet, Roof and Painted Exterior, Oversized Living Room on Corner Lot, Mature Pecan Trees, Gazebo, Storm Cellar, Large Storage Building, Walking Distance to Schools

Key facts

• 0.51 acre lot
• Garage
• Built 1976

Property features AI

Exterior

• Parking: Attached garage; Driveway; 1 garage space
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Built with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Mature trees; Chain link fencing

Interior

• Kitchen: Oven; Range; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Wood counters; No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $85k).

Location & tenants

• Location reads 60/100 on livability (#344 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.
• Oilton (rural): math 20% / reading 25% proficiency, ranked #386 of 513 in OK (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $56k; list at $85k implies a 50% 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 $85,000

Questions for the listing agent

1. Built in 1976 — 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: 1.06% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $179,375
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 E 4th St	0.31mi	3/2.0	1,364 (-5%)	15mo	$170,000	$125	65
110 W 6th St	0.45mi	2/2.0 (-1)	1,646 (+15%)	5mo	$62,000	$38	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.91×
• Total profit: $21,646
• Equity at exit: $38,220

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $61,028
• Equity at exit: $58,901

Cash invested: $23,800 (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 74052

• Active inventory: 8
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $179

Break-even live

Break-even rent $673

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $228	-5% $203	+0% $179	+5% $155	+10% $131
Rent	-10% $108	-5% $144	+0% $179	+5% $215	+10% $251
Rate	-1.0pp $222	-0.5pp $201	base $179	+0.5pp $157	+1.0pp $135

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Fulton St Oilton, OK	3.0	1.0	1054	$900	$0.85	3d	1	0.33mi

Listing history 17 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $85,000 Active
3. 2018-06-01
   historical
4. 2017-12-13
   listed $69,900 Active
5. 2016-06-07
   soldstatus $56,500
6. 2016-05-31
   soldstatus $56,500 Closed 178-char remark

   Show marketing remark (178 chars)

   Home has New Carpet, Roof and Painted Exterior, Oversized Living Room on Corner Lot, Mature Pecan Trees, Gazebo, Storm Cellar, Large Storage Building, Walking Distance to Schools

7. 2016-05-12
   status Pending 178-char remark

   Show marketing remark (178 chars)

   Home has New Carpet, Roof and Painted Exterior, Oversized Living Room on Corner Lot, Mature Pecan Trees, Gazebo, Storm Cellar, Large Storage Building, Walking Distance to Schools

8. 2016-04-08
   price $59,990 178-char remark

   Show marketing remark (178 chars)

   Home has New Carpet, Roof and Painted Exterior, Oversized Living Room on Corner Lot, Mature Pecan Trees, Gazebo, Storm Cellar, Large Storage Building, Walking Distance to Schools

9. 2016-02-25
   listed $65,000 Active 178-char remark

   Show marketing remark (178 chars)

   Home has New Carpet, Roof and Painted Exterior, Oversized Living Room on Corner Lot, Mature Pecan Trees, Gazebo, Storm Cellar, Large Storage Building, Walking Distance to Schools

10. 2016-02-24
    historical
11. 2015-10-19
    price $68,000
12. 2015-09-02
    listed $72,000 Active
13. 2002-06-20
    soldstatus $49,900
14. 2001-08-02
    soldstatus $50,000
15. 2001-06-29
    historical
16. 2001-06-25
    listed $49,900
17. 2000-03-17
    soldstatus $35,000

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$160/yr (+$13/mo · 26.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,800
• − Mortgage interest: −$4,761
• − Property taxes: −$605
• − Insurance: −$425
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,473
• Taxable income: $808
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $1,959/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: Oilton
• NCES district ID: 4022560
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $36,838
• Composite: 21.86/100
• National rank: #13569
• State rank: #386 of 513 in OK

Livability — Oilton

• Score: 60/100
• State rank: #344
• US rank: #18830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oilton, OK
• Population (ZIP): 992

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Native American 8% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+142.9% since first listed

17 events — show timeline

• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-24 Listed $85,000 MLS Technology, Inc.
• 2018-06-01 Listing Removed — MLS Technology, Inc.
• 2017-12-13 Listed $69,900 MLS Technology, Inc.
• 2016-06-07 Sold (Public Records) $56,500 Public Records
• 2016-05-31 Sold (MLS) $56,500 MLS Technology, Inc.
• 2016-05-12 Pending — MLS Technology, Inc.
• 2016-04-08 Price Changed $59,990 MLS Technology, Inc.
• 2016-02-25 Listed $65,000 MLS Technology, Inc.
• 2016-02-24 Listing Removed — MLS Technology, Inc.
• 2015-10-19 Price Changed $68,000 MLS Technology, Inc.
• 2015-09-02 Listed $72,000 MLS Technology, Inc.
• 2002-06-20 Sold (MLS) $49,900 MLS Technology, Inc.
• 2001-08-02 Sold (Public Records) $50,000 Public Records
• 2001-06-29 Listing Removed — MLS Technology, Inc.
• 2001-06-25 Listed $49,900 MLS Technology, Inc.
• 2000-03-17 Sold (Public Records) $35,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $605 · +1.5% YoY. Source: county tax records.