319 E 8th · Stonewall, OK 74871

$69,000

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 21 Days on market

Built 1985 7,000 sqft lot Est $93k · 25% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +8.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

CHARMING 2 BEDROOM HOME IN STONEWALL! This 2 bed, 1 bath home with just the right amount of updates already handled for you. From the moment you pull in, the cute fenced front yard sets the tone, while the privacy-fenced backyard gives you, pets, people, peace and quiet… all covered. Inside, you’ll notice the woodwork throughout that adds character. The layout flows comfortably from the living area into a refreshed kitchen featuring brand new cabinets installed in 2025, giving it a clean, updated feel without losing that homey touch. Fireplace will need a gas line run to it before it will work. Major exterior upgrades include new siding in 2025, plus a metal roof on one side,

Key facts

• 7,000 sq ft lot
• Garage
• Built 1985

Property features AI

Exterior

• Parking: 1-car garage with storage and workshop space
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Metal roof; Built per public records
• Exterior features: Covered porch; Privacy and wire fencing

Interior

• Kitchen: Microwave; Oven; Range
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Wood counters; Ceiling fan(s); Electric oven and range connections; Vinyl window frames
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#639 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Stonewall (rural): math 20% / reading 23% proficiency, ranked #155 of 270 in OK (top 57%) — 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.
• Market conditions: 23 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $6k appreciation (9.4% local appreciation)).
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $69k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $67,965 (1.5% 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. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $92,576
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 E 8th	0.00mi	2/1.0	1,052 (0%)	0mo	$58,000	$55	100
225 E 10th St	0.15mi	2/1.0	910 (-14%)	8mo	$80,000	$88	64
404 S Harrison	0.26mi	3/2.0 (+1)	1,144 (+9%)	3mo	$139,900	$122	62

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

Projected returns pro-forma

9.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 3.84×
• Total profit: $54,925
• Equity at exit: $59,238

10-year hold

• IRR: 32.9%
• Equity multiple: 8.52×
• Total profit: $145,256
• Equity at exit: $124,762

Cash invested: $19,320 (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 74871

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $316

Break-even live

Break-even rent $541

Max offer price $69,000

Occupancy floor 61%

Sensitivity live

Price	-10% $355	-5% $335	+0% $316	+5% $296	+10% $277
Rent	-10% $241	-5% $279	+0% $316	+5% $353	+10% $390
Rate	-1.0pp $350	-0.5pp $333	base $316	+0.5pp $298	+1.0pp $280

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending
2. 2026-04-27
   listed $69,000 Active
3. 2005-08-24
   soldstatus $30,000
4. 2005-01-25
   soldstatus $16,000
5. 1995-04-04
   soldstatus $7,000

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $621 · $52/mo
• Expected delta: +$177/yr (+$15/mo · 39.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $11,291
• − Mortgage interest: −$3,865
• − Property taxes: −$444
• − Insurance: −$345
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$2,007
• Taxable income: $2,823
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,111/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: Stonewall
• NCES district ID: 4028800
• Math proficiency: 20% ▼ -13.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $43,982
• Composite: 18.58/100
• National rank: #8908
• State rank: #155 of 270 in OK

Livability — Stonewall

• Score: 52/100
• State rank: #639
• US rank: #24889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stonewall, OK
• Population (ZIP): 2,174

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Native American 23% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: European 2% Iranian 1% Slovak 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.42%
• Current HPI: 319.5458
• 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

+885.7% since first listed

5 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-04-27 Listed $69,000 MLS Technology, Inc.
• 2005-08-24 Sold (Public Records) $30,000 Public Records
• 2005-01-25 Sold (Public Records) $16,000 Public Records
• 1995-04-04 Sold (Public Records) $7,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $444 · +4.0% YoY. Source: county tax records.