1387 Choctaw Ln · Westville, OK 74965

$135,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 5 Days on market

Built 2007 0.26 ac lot Est $189k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +6.2/10.0
• DSCR +3.9/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Shown by Appointment only, with 24 hour notice. Brick 3 bdr, 2 bath home on . 26 acres fenced. Attached 1 car garage. All appliances stay. Large living room, open to the kitchen with island and dining area. Bathroom has combination tub/shower, and main bathroom has walk in shower with two sitting areas. Main bathroom has walk in closet.

Key facts

• 0.26 acre lot
• Garage
• Built 2007

Property features AI

Finance

• Other: Residential zoning; Road frontage on highway/private road/public road with gravel surface
• HOA & community: Monthly association fee; Near schools

Exterior

• Parking: Attached garage (1 covered space)
• Security: Smoke detector(s)
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story residence; Faces east; Slab foundation
• Construction: Brick construction; Asphalt shingle roof; Resale property (less than 25 years old)
• Exterior features: Covered patio and porch; Gravel driveway; Storage structure; Partial chain link fencing; Corner lot, cleared and level; Outside city limits

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level (approx. 14x16, 9x11, 9x11)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds and window treatments; Smoke detector(s)
• Laundry & utility: Washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-8 ($-100/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (21.8% below list).
• Recommended offer: $106k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#500 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Westville (rural): math 10% / reading 16% proficiency, ranked #244 of 270 in OK (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westville Es (math 12% / reading 16%, grade F, #640 of 845 statewide, top 76%, 493 students, 0% FRL); Westville Jhs (math 8% / reading 12%, grade F, #288 of 345 statewide, top 86%, 132 students, 0% FRL); Westville Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 346 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 60 active listings in the ZIP; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($933 loan paydown + $3k appreciation (2.4% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $94k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe 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 $105,608 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.78% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $189,216
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Cash Ln	0.23mi	3/2.0	1,280 (-1%)	12mo	$150,000	$117	73
71682 S 4737 Rd	0.48mi	2/2.0 (-1)	1,379 (+6%)	12mo	$225,000	$163	48
806 Hwy 62	0.28mi	2/2.0 (-1)	1,440 (+11%)	13mo	$150,000	$104	48
71427 S 4737 Rd	0.23mi	3/2.0	1,441 (+11%)	23mo	$220,000	$153	48
1438 S Maple Ave	0.66mi	4/1.0 (+1)	1,240 (-4%)	12mo	$156,500	$126	46
1871 Alberty Ln	0.70mi	3/2.5	1,404 (+8%)	12mo	$205,000	$146	37

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

Projected returns pro-forma

2.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.31×
• Total profit: $11,707
• Equity at exit: $56,460

10-year hold

• IRR: 8.8%
• Equity multiple: 2.26×
• Total profit: $47,458
• Equity at exit: $83,847

Cash invested: $37,800 (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 74965

• Home prices YoY: 0.8%
• Active inventory: 60
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-8

Break-even live

Break-even rent $1,067

Max offer price $133,532

Occupancy floor 96%

Sensitivity live

Price	-10% $68	-5% $30	+0% $-8	+5% $-47	+10% $-85
Rent	-10% $-92	-5% $-50	+0% $-8	+5% $33	+10% $75
Rate	-1.0pp $60	-0.5pp $26	base $-8	+0.5pp $-43	+1.0pp $-79

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $135,000 Active
3. 2020-06-18
   soldstatus $94,500
4. 2011-07-11
   soldstatus $62,500

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$274/yr (+$23/mo · 29.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,673
• − Mortgage interest: −$7,562
• − Property taxes: −$941
• − Insurance: −$675
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$3,927
• Taxable loss: −$2,460
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $491/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: Westville
• NCES district ID: 4032400
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 16% ▼ -11.00%
• Median HH income: $35,223
• Composite: 10.68/100
• National rank: #9771
• State rank: #244 of 270 in OK

Livability — Westville

• Score: 56/100
• State rank: #500
• US rank: #22420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westville, OK
• Population (ZIP): 4,964

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 53% Native American 27% Two or more races 10% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 1% European 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.44%
• Current HPI: 317.0133
• 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

+116.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — NWARMLS
• 2026-05-08 Listed $135,000 NWARMLS
• 2020-06-18 Sold (Public Records) $94,500 Public Records
• 2011-07-11 Sold (Public Records) $62,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $941 · +6.8% YoY. Source: county tax records.