703 W Cedar · Wilburton, OK 74578

$105,000

4 bd · 1.5 ba · 1,116 sqft · SingleFamily public records · 67 Days on market

Built 1965 6,316 sqft lot Est $100k · at est.

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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 +22.8/30.0
• DSCR +7.3/10.0
• ARV discount +5.5/15.0
• 1% rule +5.2/10.0
• Appreciation +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to your new home in Wilburton, Oklahoma! This charming brick 4-bedroom, 1.5-bath home offers plenty of space and low-maintenance living—perfect for families or anyone looking for a comfortable place to settle in. The home features updated windows, helping improve energy efficiency and comfort. A spacious living area provides the perfect place for relaxing or gathering with family and friends. The functional kitchen includes a large pantry and plenty of storage. Each bedroom is generously sized and includes roomy closets, giving everyone their own comfortable space. The layout is practical and welcoming, making it easy to feel right at home. Key Features: 4 Bedrooms 1.5 Bat

Key facts

• Brick exterior
• Updated windows
• Spacious living area

Tags

• UPDATED WINDOWS
• SPACIOUS LIVING AREA
• LARGE PANTRY
• GOOD KITCHEN STORAGE
• BRICK EXTERIOR

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Front porch; Sloping lot

Interior

• Kitchen: Range; Stove
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Electric water heater
• Interior features: Laminate countertops; Other interior features; Vinyl window frames

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#351 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.
• Wilburton (town): math 25% / reading 22% proficiency, ranked #136 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 57 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($726 loan paydown + $434 appreciation (0.4% local appreciation)).
• Latimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $78k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.02% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $100,440
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 SW 10th	0.34mi	3/1.5 (-1)	1,164 (+4%)	11mo	$105,000	$90	63
608 SW 9th	0.08mi	3/1.0 (-1)	1,268 (+14%)	23mo	$105,000	$83	47
203 E Cedar Ave	0.74mi	3/1.0 (-1)	1,056 (-5%)	3mo	$115,000	$109	47
700 W Caddo	0.57mi	3/1.0 (-1)	1,020 (-9%)	10mo	$69,000	$68	44

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

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.36×
• Total profit: $10,564
• Equity at exit: $32,674

10-year hold

• IRR: 12.0%
• Equity multiple: 2.37×
• Total profit: $40,190
• Equity at exit: $41,066

Cash invested: $29,400 (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 74578

• Home prices YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $182

Break-even live

Break-even rent $841

Max offer price $105,000

Occupancy floor 78%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-03-12
   listed $105,000 Active
3. 2016-08-22
   soldstatus $78,500
4. 2016-08-04
   listed $78,500
5. 2012-02-10
   soldstatus $75,000
6. 2007-10-17
   soldstatus $140,000
7. 1997-04-09
   soldstatus $61,000

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$105/yr (+$9/mo · 12.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,859
• − Mortgage interest: −$5,882
• − Property taxes: −$840
• − Insurance: −$525
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$3,055
• Taxable income: $500
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,066/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: Wilburton
• NCES district ID: 4032790
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $38,345
• Composite: 19.72/100
• National rank: #8718
• State rank: #136 of 270 in OK

Livability — Wilburton

• Score: 60/100
• State rank: #351
• US rank: #19035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilburton, OK
• Population (ZIP): 5,721

Population outlook (Latimer County) Hauer SSP2

• Today (2025): 9,565 people
• By 2030: 9,029 · -5.6%
• By 2040: 8,084 · -15.5%
• By 2050: 7,283 · -23.9%
• By 2075: 5,893 · -38.4%
• By 2100: 4,944 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 61% Native American 24% Two or more races 10% Hispanic / Latino 5% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Latimer

• 2024 margin: Solid R (+65.6) · D 16.7% · R 82.3% · Other 1.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -37.1pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+63.0 2016: R+56.7 2012: R+38.3 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 176.1285
• 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

+72.1% since first listed

7 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-03-12 Listed $105,000 MLS Technology, Inc.
• 2016-08-22 Sold (Public Records) $78,500 Public Records
• 2016-08-04 Listed $78,500 MLS Technology, Inc.
• 2012-02-10 Sold (Public Records) $75,000 Public Records
• 2007-10-17 Sold (Public Records) $140,000 Public Records
• 1997-04-09 Sold (Public Records) $61,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $840 · -0.2% YoY. Source: county tax records.