1912 US Highway 70a · Wilson, OK 73463

$59,900

4 bd · 2.0 ba · 1,690 sqft · SingleFamily public records · 154 Days on market

Built 1956 0.58 ac lot ↓ 37% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

This 1690 Square Foot house features 3 bedrooms and 2 bathrooms. Locate in the quiet town of Wilson, this home is right off the highway. Featuring a fenced in back yard with an in ground storm shelter. With a little TLC this would make a great home! This property has been placed in an upcoming online auction event.

Key facts

• Fenced in back yard
• 0.58 acre lot
• Built 1956

Tags

• FENCED IN BACK YARD
• IN GROUND STORM SHELTER

Property features AI

Finance

• Other: Located in Wilson addition; Living area approximately 1,690 (assessor); Listing is active and currently vacant
• Financial info: REO / Bank owned; Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues; Homestead eligible

Exterior

• Home design: Single family residence; One level; Residential property; Existing structure
• Construction: Frame construction; Shingle roof; Built with slab foundation
• Exterior features: Open deck; Interior lot; Below-ground storm shelter

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: One living area; No fireplace
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#103 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Wilson (rural): math 20% / reading 15% proficiency, ranked #437 of 513 in OK (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 317 students, 0% FRL); Wilson Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 156 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 65 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $414 of loan paydown is wiped out by about $435 of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $16k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.07% ✓
• Cap rate: 17.23%
• Cash-on-cash: 39.08%
• DSCR: 2.74
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 2.85×
• Total profit: $31,052
• Equity at exit: $15,252

10-year hold

• IRR: 42.9%
• Equity multiple: 5.63×
• Total profit: $77,613
• Equity at exit: $16,701

Cash invested: $16,772 (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 73463

• Home prices YoY: -0.3%
• Active inventory: 65
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $546

Break-even live

Break-even rent $548

Max offer price $59,900

Occupancy floor 51%

Sensitivity live

Price	-10% $580	-5% $563	+0% $546	+5% $529	+10% $512
Rent	-10% $448	-5% $497	+0% $546	+5% $595	+10% $644
Rate	-1.0pp $576	-0.5pp $561	base $546	+0.5pp $531	+1.0pp $515

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-08
   remarks 316-char remark
2. 2026-06-08
   listed $59,900 Pending 154 DOM

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,875
• − Mortgage interest: −$3,355
• − Property taxes: −$1,128
• − Insurance: −$300
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$1,743
• Taxable income: $5,969
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,121/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: Wilson
• NCES district ID: 4032940
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $41,642
• Composite: 18.4/100
• National rank: #14046
• State rank: #437 of 513 in OK

Livability — Wilson

• Score: 66/100
• State rank: #103
• US rank: #11329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, OK
• Population (ZIP): 3,902

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Native American 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.73%
• Current HPI: 282.4056
• 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

-37.2% since first listed

24 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2026-04-14 Price Changed $59,900 MLSOK
• 2026-03-19 Price Changed $62,000 MLSOK
• 2026-02-17 Price Changed $65,000 MLSOK
• 2026-02-10 Price Changed $68,000 MLSOK
• 2026-01-06 Price Changed $72,000 MLSOK
• 2025-12-08 Listed $76,000 MLSOK
• 2025-11-28 Listing Removed — MLSOK
• 2025-11-05 Price Changed $79,900 MLSOK
• 2025-10-03 Relisted — MLSOK
• 2025-09-30 Listing Removed — MLSOK
• 2025-09-16 Price Changed $84,000 MLSOK
• 2025-08-15 Price Changed $89,900 MLSOK
• 2025-07-18 Price Changed $99,900 MLSOK
• 2025-06-13 Price Changed $109,900 MLSOK
• 2025-06-02 Listed $124,900 MLSOK
• 2025-05-29 Listing Removed — MLSOK
• 2025-05-16 Price Changed $124,900 MLSOK
• 2025-04-14 Price Changed $129,900 MLSOK
• 2025-01-29 Price Changed $132,000 MLSOK
• 2024-12-27 Listed $134,900 MLSOK
• 2019-11-14 Sold (Public Records) $89,500 Public Records
• 2019-11-12 Sold (MLS) $89,500 MLS Technology, Inc.
• 2019-08-17 Listed $95,400 MLS Technology, Inc.

Property tax history

+18.0%/yr

Latest (2025): $1,128 · -4.6% YoY. Source: county tax records.