576 N Cowskin Dr · Westport, OK 74020

$165,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 12 Days on market

Built 2005 0.25 ac lot Est $202k · 18% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

BACK ON THE MARKET AT NO FAULT OF SELLER!! Charming 3-bedroom, 1-bath home just minutes from Keystone Lake! This move-in ready property offers a comfortable layout with a welcoming living area and an attached garage for added convenience and storage. Recent updates include a beautifully remodeled bathroom and a roof only 3 years old, giving buyers peace of mind. Enjoy quiet living in a desirable lakeside community with easy access to boating, fishing, and outdoor recreation. USDA eligible for qualified buyers, making this an excellent opportunity for affordable homeownership. Whether you're looking for a full-time residence or a weekend getaway, this one is a must-see—schedule your

Key facts

• Outdoor recreation
• Remodeled bathroom
• Attached garage

Tags

• REMODELED BATHROOM
• ATTACHED GARAGE
• LAKESIDE COMMUNITY
• EASY ACCESS TO BOATING
• EASY ACCESS TO FISHING
• OUTDOOR RECREATION

Property features AI

Finance

• HOA & community: Annual association fee (frequency: annually); Community gutters

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Fiber optic available; Rural water; Aerobic septic
• Home design: Single-story; Faces north; Entry on main level
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Year built (owner reported)
• Exterior features: Covered porch; Exterior lighting; Rain gutters

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Plumbed for ice maker; Laminate counters
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High speed internet available; Laminate counters; Vaulted ceiling(s); Ceiling fan(s); Programmable thermostat; Plumbed for ice maker; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $150k (8.9% below list).
• Recommended offer: $150k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.6% in Westport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#266 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D, amenities F, commute F.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,371 (8.9% below list)

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 D-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: 0.91% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $202,272
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
576 N Cowskin Dr	0.00mi	3/1.0 (+1)	1,204 (0%)	0mo	$163,000	$135	95
480 N Happy Valley Rd	0.18mi	3/2.0 (+1)	1,250 (+4%)	6mo	$120,000	$96	71
4101 W Highland Park Dr	0.10mi	3/2.0 (+1)	1,300 (+8%)	13mo	$236,900	$182	62
4081 W Highland Park Dr	0.07mi	3/2.0 (+1)	1,377 (+14%)	3mo	$232,000	$168	62

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.21×
• Total profit: $101,909
• Equity at exit: $148,645

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $290,453
• Equity at exit: $320,559

Cash invested: $46,200 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 86
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $190

Break-even live

Break-even rent $1,263

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $284	-5% $237	+0% $190	+5% $143	+10% $97
Rent	-10% $71	-5% $131	+0% $190	+5% $250	+10% $309
Rate	-1.0pp $273	-0.5pp $232	base $190	+0.5pp $147	+1.0pp $104

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-06
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-25
   status Pending
4. 2026-04-21
   listed $165,000 Active
5. 2019-12-12
   historical
6. 2019-06-19
   listed $45,000
7. 2016-03-11
   historical
8. 2015-09-11
   listed $60,000

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$720/yr (+$60/mo · 94.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $18,045
• − Mortgage interest: −$9,243
• − Property taxes: −$765
• − Insurance: −$825
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$4,800
• Taxable loss: −$475
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $2,396/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Westport

• Score: 62/100
• State rank: #266
• US rank: #17069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

+175.0% since first listed

8 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-04-27 Relisted — MLS Technology, Inc.
• 2026-04-25 Pending — MLS Technology, Inc.
• 2026-04-21 Listed $165,000 MLS Technology, Inc.
• 2019-12-12 Listing Removed — MLS Technology, Inc.
• 2019-06-19 Listed $45,000 MLS Technology, Inc.
• 2016-03-11 Listing Removed — MLS Technology, Inc.
• 2015-09-11 Listed $60,000 MLS Technology, Inc.

Property tax history

-0.6%/yr

Latest (2025): $765 · -6.0% YoY. Source: county tax records.