304 Logan St · Wister, OK 74966

$124,900

2 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 33 Days on market

Built 1960 0.26 ac lot Est $109k · 14% over

---

Why this score? — see what drove the D 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 +14.3/30.0
• Appreciation +8.7/10.0
• DSCR +4.3/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Schools +1.1/10.0

Listing remarks

This 3 bedroom, 1 bathroom home offers 1,116 sq ft of comfortable living space and a location that’s hard to beat, right across the street from Wister Public Schools. Built in 1960, the home features mature shade trees that keep the yard cool in the summer and add to the welcoming curb appeal. Inside, you’ll find a practical layout with plenty of natural light throughout. Outside, the fenced backyard is perfect for pets or play, and a storage shed provides extra room for tools or equipment. Covered parking sits just off the home, offering convenient protection from the elements. Whether you’re looking for your first home, downsizing, or investing, this property delivers ev

Key facts

• Covered parking
• Storage shed
• Fenced backyard

Tags

• FENCED BACKYARD
• STORAGE SHED
• COVERED PARKING

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Built from wood frame with vinyl siding; Asphalt/fiberglass roof
• Exterior features: Patio; Fire pit; Shed(s); Chain link fencing

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Gas oven connection; Aluminum window frames
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $22 ($265/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (22.9% below list).
• Recommended offer: $96k (22.9% below list) — sets the bar for 1% rule.

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 $10k of equity ($864 loan paydown + $9k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,307 (22.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $109,368
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Logan St	0.04mi	3/1.0 (+1)	1,144 (+2%)	6mo	$142,000	$124	84
502 Wiggington	0.22mi	2/1.0	1,149 (+3%)	3mo	$155,000	$135	82
308 Mark St	0.24mi	3/1.0 (+1)	1,072 (-4%)	14mo	$40,000	$37	66
404 Central Ave	0.50mi	2/1.0	1,008 (-10%)	2mo	$60,000	$60	59
305 Chickasaw Ave	0.43mi	3/1.5 (+1)	1,176 (+5%)	24mo	$60,000	$51	44
106 Mark St	0.25mi	3/2.0 (+1)	960 (-14%)	21mo	$94,000	$98	39

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: 19.3%
• Equity multiple: 2.39×
• Total profit: $48,445
• Equity at exit: $90,264

10-year hold

• IRR: 18.2%
• Equity multiple: 4.99×
• Total profit: $139,387
• Equity at exit: $174,932

Cash invested: $34,972 (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: 10.8×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $22

Break-even live

Break-even rent $935

Max offer price $124,900

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $57	+0% $22	+5% $-13	+10% $-49
Rent	-10% $-54	-5% $-16	+0% $22	+5% $60	+10% $98
Rate	-1.0pp $85	-0.5pp $54	base $22	+0.5pp $-10	+1.0pp $-43

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $124,900 Active 33 DOM
2. 2026-06-18
   days on market $124,900 Active 31 DOM
3. 2026-06-17
   days on market $124,900 Active 30 DOM
4. 2026-06-16
   days on market $124,900 Active 29 DOM
5. 2026-06-15
   days on market $124,900 Active 28 DOM
6. 2026-06-13
   days on market $124,900 Active 26 DOM
7. 2026-06-12
   days on market $124,900 Active 25 DOM
8. 2026-06-09
   days on market $124,900 Active 22 DOM
9. 2026-06-08
   days on market $124,900 Active 21 DOM
10. 2026-06-08
    days on market $124,900 Active 20 DOM
11. 2026-06-07
    days on market $124,900 Active 19 DOM
12. 2026-06-04
    days on market $124,900 Active 16 DOM
13. 2026-06-02
    days on market $124,900 Active 15 DOM
14. 2026-06-01
    days on market $124,900 Active 14 DOM
15. 2026-05-31
    days on market $124,900 Active 13 DOM
16. 2026-05-18
    listed $124,900 Active
17. 2026-03-12
    soldstatus $60,000
18. 2007-01-09
    soldstatus $37,500

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$743/yr (+$62/mo · 195.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,557
• − Mortgage interest: −$6,996
• − Property taxes: −$381
• − Insurance: −$624
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$3,633
• Taxable loss: −$1,928
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $727/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

• Census place: Wister, OK
• 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

+233.1% since first listed

3 events — show timeline

• 2026-05-18 Listed $124,900 MLS Technology, Inc.
• 2026-03-12 Sold (Public Records) $60,000 Public Records
• 2007-01-09 Sold (Public Records) $37,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $381 · +5.0% YoY. Source: county tax records.