305 Seminole Trl · Burns Flat, OK 73624

$153,333

5 bd · 2.0 ba · 2,773 sqft · SingleFamily · 90 Days on market

Built 1958 0.28 ac lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Reduced price on five bedroom home in Burns Flat OK! This home features a large living space that can double as a game room or formal living. Second living area off the kitchen and dining offers a more cozy feel. The kitchen has updated cabinets with great storage as well as dining space. Large laundry room with work sink, storage cabinets and space for a large freezer. Great storage space throughout the home. Spacious backyard with privacy fence and storage space behind the home. The property is conveniently located close to the elementary school.

Key facts

• Recently renovated
• Updated cabinetry
• 0.28 acre lot

Tags

• RECENTLY RENOVATED
• RENEWAL BY ANDERSON WINDOWS
• TWO SLIDING GLASS DOORS
• UPDATED CABINETRY
• WELL THOUGHT OUT STORAGE SPACE
• LAUNDRY ROOM WITH A SINK

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Seller offers as‑is; Financing may qualify (loan qualify: yes); Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Asphalt parking
• Utilities: Electricity available; Natural gas available
• Home design: Single family residence; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Double-pane windows; Slab foundation
• Exterior features: Wood fencing; Storage; Flat property

Interior

• Kitchen: Free‑standing gas range/oven; Refrigerator; Dishwasher; Disposal
• Bedrooms: 5 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator; Washer/Dryer; Water heater; 12 living areas; Study; Storage
• Laundry & utility: Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (14.0% below list).
• Recommended offer: $132k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#122 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Burns Flat-Dill City (rural): math 15% / reading 22% proficiency, ranked #183 of 270 in OK (top 68%) — 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: Will Rogers Es (math 13% / reading 19%, grade F, #582 of 845 statewide, top 69%, 366 students, 0% FRL); Burns Flat-Dill City Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 127 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: 3 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $26k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,805 (14.0% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.40×
• Total profit: $17,320
• Equity at exit: $68,945

10-year hold

• IRR: 9.8%
• Equity multiple: 2.48×
• Total profit: $63,350
• Equity at exit: $106,253

Cash invested: $42,933 (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 73624

• Active inventory: 3
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$804
• Tax est. 1.5%: −$192 /mo · $2,300/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-18

Break-even live

Break-even rent $1,341

Max offer price $150,672

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $35	+0% $-18	+5% $-71	+10% $-124
Rent	-10% $-123	-5% $-70	+0% $-18	+5% $34	+10% $86
Rate	-1.0pp $59	-0.5pp $21	base $-18	+0.5pp $-58	+1.0pp $-99

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: $38,333
• Closing costs: $4,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $153,333 Active 90 DOM
2. 2026-06-21
   days on market $153,333 Active 89 DOM
3. 2026-06-18
   days on market $153,333 Active 87 DOM
4. 2026-06-17
   days on market $153,333 Active 86 DOM
5. 2026-06-16
   days on market $153,333 Active 85 DOM
6. 2026-06-15
   days on market $153,333 Active 84 DOM
7. 2026-06-13
   days on market $153,333 Active 82 DOM
8. 2026-06-12
   days on market $153,333 Active 81 DOM
9. 2026-06-09
   days on market $153,333 Active 78 DOM
10. 2026-06-08
    days on market $153,333 Active 77 DOM
11. 2026-06-08
    days on market $153,333 Active 76 DOM
12. 2026-06-05
    days on market $153,333 Active 74 DOM
13. 2026-06-04
    days on market $153,333 Active 72 DOM
14. 2026-06-02
    days on market $153,333 Active 71 DOM
15. 2026-06-01
    days on market $153,333 Active 70 DOM
16. 2026-05-31
    days on market $153,333 Active 69 DOM
17. 2026-04-24
    price $153,333
18. 2026-03-23
    listed $178,888 Active
19. 2023-08-24
    soldstatus $130,000 Closed 568-char remark

    Show marketing remark (568 chars)

    Reduced price on five bedroom home in Burns Flat OK! This home features a large living space that can double as a game room or formal living. Second living area off the kitchen and dining offers a more cozy feel. The kitchen has updated cabinets with great storage as well as dining space. Large laundry room with work sink, storage cabinets and space for a large freezer. Great storage space throughout the home. Spacious backyard with privacy fence and storage space behind the home. The property is conveniently located close to the elementary school.

20. 2023-07-11
    status Pending 568-char remark

    Show marketing remark (568 chars)

    Reduced price on five bedroom home in Burns Flat OK! This home features a large living space that can double as a game room or formal living. Second living area off the kitchen and dining offers a more cozy feel. The kitchen has updated cabinets with great storage as well as dining space. Large laundry room with work sink, storage cabinets and space for a large freezer. Great storage space throughout the home. Spacious backyard with privacy fence and storage space behind the home. The property is conveniently located close to the elementary school.

21. 2023-06-07
    price $130,000 568-char remark

    Show marketing remark (568 chars)

    Reduced price on five bedroom home in Burns Flat OK! This home features a large living space that can double as a game room or formal living. Second living area off the kitchen and dining offers a more cozy feel. The kitchen has updated cabinets with great storage as well as dining space. Large laundry room with work sink, storage cabinets and space for a large freezer. Great storage space throughout the home. Spacious backyard with privacy fence and storage space behind the home. The property is conveniently located close to the elementary school.

22. 2023-05-18
    status Active 568-char remark

    Show marketing remark (568 chars)

    Reduced price on five bedroom home in Burns Flat OK! This home features a large living space that can double as a game room or formal living. Second living area off the kitchen and dining offers a more cozy feel. The kitchen has updated cabinets with great storage as well as dining space. Large laundry room with work sink, storage cabinets and space for a large freezer. Great storage space throughout the home. Spacious backyard with privacy fence and storage space behind the home. The property is conveniently located close to the elementary school.

23. 2023-04-18
    status Pending 568-char remark

    Show marketing remark (568 chars)

    Reduced price on five bedroom home in Burns Flat OK! This home features a large living space that can double as a game room or formal living. Second living area off the kitchen and dining offers a more cozy feel. The kitchen has updated cabinets with great storage as well as dining space. Large laundry room with work sink, storage cabinets and space for a large freezer. Great storage space throughout the home. Spacious backyard with privacy fence and storage space behind the home. The property is conveniently located close to the elementary school.

24. 2023-03-06
    listed $135,000 Active 568-char remark

    Show marketing remark (568 chars)

    Reduced price on five bedroom home in Burns Flat OK! This home features a large living space that can double as a game room or formal living. Second living area off the kitchen and dining offers a more cozy feel. The kitchen has updated cabinets with great storage as well as dining space. Large laundry room with work sink, storage cabinets and space for a large freezer. Great storage space throughout the home. Spacious backyard with privacy fence and storage space behind the home. The property is conveniently located close to the elementary school.

25. 2020-04-22
    soldstatus $85,000 532-char remark

    Show marketing remark (532 chars)

    This property was originally a set of duplexes. They have been converted into one large home. There is a nice sized living room and a den, 5 bedrooms, 2 full baths, a utility room, and a beautifully remodeled kitchen. The kitchen has all new cabinets, plenty of counter space, and tile floors, The large back yard has a privacy fence. This home is located in a very nice neighborhood. It is close to the elementary school and a convenience store. The post office, city swimming pool and several churches are a few blocks away.

26. 2019-01-06
    listed $85,000 532-char remark

    Show marketing remark (532 chars)

    This property was originally a set of duplexes. They have been converted into one large home. There is a nice sized living room and a den, 5 bedrooms, 2 full baths, a utility room, and a beautifully remodeled kitchen. The kitchen has all new cabinets, plenty of counter space, and tile floors, The large back yard has a privacy fence. This home is located in a very nice neighborhood. It is close to the elementary school and a convenience store. The post office, city swimming pool and several churches are a few blocks away.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,817
• − Mortgage interest: −$8,589
• − Property taxes: −$2,300
• − Insurance: −$767
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,461
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $459/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: Burns Flat-Dill City
• NCES district ID: 4000014
• Math proficiency: 15% ▼ -2.00%
• Reading proficiency: 22% ▲ 4.00%
• Median HH income: $45,907
• Composite: 16.25/100
• National rank: #9221
• State rank: #183 of 270 in OK

Livability — Burns Flat

• Score: 66/100
• State rank: #122
• US rank: #12117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burns Flat, OK
• City population: 1,968
• Population (ZIP): 1,968

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 12% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+80.4% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $153,333 MLSOK
• 2026-03-23 Listed $178,888 MLSOK
• 2023-08-24 Sold (MLS) $130,000 MLSOK
• 2023-07-11 Pending — MLSOK
• 2023-06-07 Price Changed $130,000 MLSOK
• 2023-05-18 Relisted — MLSOK
• 2023-04-18 Pending — MLSOK
• 2023-03-06 Listed $135,000 MLSOK
• 2020-04-22 Sold (MLS) $85,000 MLSOK
• 2019-01-06 Listed $85,000 MLSOK