2578 W Hillcrest Dr · Westport, OK 74020

$282,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 35 Days on market

Built 1982 0.47 ac lot Est $192k · 47% over $41/mo HOA · 2% of rent

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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 +13.9/30.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

RENOVATED 3 bed 2.5 bath home within 1 mile of Keystone Lake on almost 1/2 acre. This home features vaulted living room ceilings, his/her sinks in master, a spacious front and back yard deck for entertaining and a large garage with storage and 1/2 bath. New updates in 2024 include, windows, paint, countertops, backsplash, appliances, fixtures, flooring, HVAC, new plumbing lines, bathroom updates and more! House sits on 2 lots with a fully fenced yard to the east of the fence line. USDA 100% finance, FHA, VA, Conventional and Owner finance options are available. Owner/agent

Key facts

• Community clubhouse
• Vaulted ceilings
• Fully fenced yard

Tags

• VAULTED CEILINGS
• SPACIOUS FRONT AND BACK DECKS
• OVERSIZED GARAGE
• FULLY FENCED YARD
• COMMUNITY CLUBHOUSE
• MAJOR UPDATES COMPLETED

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $487; Community gutters

Exterior

• Parking: Attached garage with shelving and storage (2 car spaces)
• Security: Smoke detectors; No safety shelter
• Utilities: Electricity available; Water available (private water source); Septic tank
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Wood siding and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Deck and porch; Rain gutters; Chain link full fencing; Sloping topography; Mature trees

Interior

• Kitchen: Eat-in kitchen with pantry; Dishwasher; Oven; Range; Refrigerator; Plumbed for ice maker
• Bedrooms: Master bedroom with private bath (first floor); Two additional bedrooms without private baths (first floor)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Master bath with double sink, heater and shower; Hall full bath with bathtub and ventilation; Half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Butcher block counters; Electric oven and range connections; Vinyl windows
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $32 ($387/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 $240k (14.9% below list).
• Recommended offer: $240k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 1 comparable units currently listed for rent nearby; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 $79k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $242k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $240,000 (14.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2428 W Lakeshore Dr	0.16mi	3/2.0	1,460 (-4%)	5mo	$39,000	$27	78
6869 W Old Keystone Rd	0.12mi	3/3.0	1,502 (-1%)	17mo	$190,000	$126	71

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $155,622
• Equity at exit: $254,048

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $456,635
• Equity at exit: $547,864

Cash invested: $78,960 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,479
• Tax from tax record: −$226 /mo · $2,717/yr
• Insurance: −$118
• HOA: −$41
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $32

Break-even live

Break-even rent $2,359

Max offer price $282,000

Occupancy floor 94%

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2788 W Lakeshore Blf Cleveland, OK	3.0	2.0	1850	$2,400	$1.30	3d	1	0.33mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 20 events

1. 2026-06-18
   days on market $282,000 Active 35 DOM
2. 2026-06-17
   days on market $282,000 Active 34 DOM
3. 2026-06-16
   days on market $282,000 Active 33 DOM
4. 2026-06-15
   days on market $282,000 Active 32 DOM
5. 2026-06-13
   days on market $282,000 Active 30 DOM
6. 2026-06-10
   days on market $282,000 Active 27 DOM
7. 2026-06-09
   days on market $282,000 Active 26 DOM
8. 2026-06-08
   days on market $282,000 Active 25 DOM
9. 2026-06-07
   days on market $282,000 Active 24 DOM
10. 2026-06-03
    days on market $282,000 Active 20 DOM
11. 2026-06-02
    days on market $282,000 Active 19 DOM
12. 2026-06-01
    days on market $282,000 Active 18 DOM
13. 2026-05-31
    days on market $282,000 Active 17 DOM
14. 2026-05-06
    listed $282,000 Active
15. 2024-09-12
    soldstatus $242,000
16. 2024-09-06
    soldstatus $242,000 Closed 579-char remark

    Show marketing remark (579 chars)

    RENOVATED 3 bed 2.5 bath home within 1 mile of Keystone Lake on almost 1/2 acre. This home features vaulted living room ceilings, his/her sinks in master, a spacious front and back yard deck for entertaining and a large garage with storage and 1/2 bath. New updates in 2024 include, windows, paint, countertops, backsplash, appliances, fixtures, flooring, HVAC, new plumbing lines, bathroom updates and more! House sits on 2 lots with a fully fenced yard to the east of the fence line. USDA 100% finance, FHA, VA, Conventional and Owner finance options are available. Owner/agent

17. 2024-08-03
    status Pending 579-char remark

    Show marketing remark (579 chars)

    RENOVATED 3 bed 2.5 bath home within 1 mile of Keystone Lake on almost 1/2 acre. This home features vaulted living room ceilings, his/her sinks in master, a spacious front and back yard deck for entertaining and a large garage with storage and 1/2 bath. New updates in 2024 include, windows, paint, countertops, backsplash, appliances, fixtures, flooring, HVAC, new plumbing lines, bathroom updates and more! House sits on 2 lots with a fully fenced yard to the east of the fence line. USDA 100% finance, FHA, VA, Conventional and Owner finance options are available. Owner/agent

18. 2024-07-27
    listed $239,900 Active 579-char remark

    Show marketing remark (579 chars)

    RENOVATED 3 bed 2.5 bath home within 1 mile of Keystone Lake on almost 1/2 acre. This home features vaulted living room ceilings, his/her sinks in master, a spacious front and back yard deck for entertaining and a large garage with storage and 1/2 bath. New updates in 2024 include, windows, paint, countertops, backsplash, appliances, fixtures, flooring, HVAC, new plumbing lines, bathroom updates and more! House sits on 2 lots with a fully fenced yard to the east of the fence line. USDA 100% finance, FHA, VA, Conventional and Owner finance options are available. Owner/agent

19. 2023-12-21
    soldstatus $118,000
20. 1997-07-01
    soldstatus $70,000

ⓘ 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: $2,717 · $226/mo
• Projected year-2 tax: $2,717 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$15,796
• − Property taxes: −$2,717
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$492
• − Depreciation: −$8,204
• Taxable loss: −$4,427
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $1,449/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

• Census place: Westport, OK
• 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

+302.9% since first listed

7 events — show timeline

• 2026-05-06 Listed $282,000 MLS Technology, Inc.
• 2024-09-12 Sold (Public Records) $242,000 Public Records
• 2024-09-06 Sold (MLS) $242,000 MLS Technology, Inc.
• 2024-08-03 Pending — MLS Technology, Inc.
• 2024-07-27 Listed $239,900 MLS Technology, Inc.
• 2023-12-21 Sold (Public Records) $118,000 Public Records
• 1997-07-01 Sold (Public Records) $70,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $2,717 · +100.2% YoY. Source: county tax records.