307 NW 6th · Wilburton, OK 74578

$119,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 9 Days on market

Built 1964 6,299 sqft lot Est $113k · at est.

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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 +19.2/30.0
• DSCR +6.1/10.0
• ARV discount +5.3/15.0
• Appreciation +5.2/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

3 BEDROOM HOUSE WITH A LARGE FENCED YARD!!! This charming 3 bed 1 bath home sits on a large lot with a fenced yard just minutes from the school. Inside you'll find the the home offers a comfortable open space for everyday living. The large laundry room is a nice perk with great storage space! The home also offers an attached carport and a storm cellar. This would be a great first home or income producing property! The home is offered as-is, where-is. Call today for a showing!!

Key facts

• Attached carport
• Large fenced yard
• Large laundry room

Tags

• LARGE FENCED YARD
• COMFORTABLE OPEN SPACE
• LARGE LAUNDRY ROOM
• ATTACHED CARPORT
• STORM CELLAR

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Slab foundation
• Construction: Metal roof; Wood siding; Wood frame construction; Built in public records (year built source)
• Exterior features: Covered patio and porch; Porch; Patio; Chain link fencing; Shed(s); Storm shelter; South-facing

Interior

• Kitchen: Built-in range; Built-in oven; Oven; Range
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Laminate counters; Vinyl window frames; Electric range connection; Ventilation for improved indoor air quality; Other interior features
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $105k (12.1% below list).
• Recommended offer: $105k (12.1% below list) — sets the bar for 1% rule.

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 ($823 loan paydown + $491 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 $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $119k implies a 194% gain — meaningful room to come down on a strong offer.

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 $104,639 (12.1% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $113,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Center Pt	0.14mi	3/1.5	1,364 (+8%)	11mo	$133,000	$98	69
116 SW 10th	0.28mi	3/1.5	1,164 (-8%)	11mo	$105,000	$90	63
608 SW 9th	0.60mi	3/1.0	1,268 (+1%)	23mo	$105,000	$83	48
305 SW 1st	0.68mi	3/1.0	1,338 (+6%)	12mo	$95,000	$71	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: 4.3%
• Equity multiple: 1.21×
• Total profit: $6,993
• Equity at exit: $37,031

10-year hold

• IRR: 9.1%
• Equity multiple: 2.04×
• Total profit: $34,699
• Equity at exit: $46,541

Cash invested: $33,320 (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 74578

• Home prices YoY: 0.2%
• Active inventory: 57
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $129

Break-even live

Break-even rent $883

Max offer price $119,000

Occupancy floor 83%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $119,000 Active 9 DOM
2. 2026-06-17
   days on market $119,000 Active 8 DOM
3. 2026-06-16
   days on market $119,000 Active 7 DOM
4. 2026-06-15
   days on market $119,000 Active 6 DOM
5. 2026-06-13
   days on market $119,000 Active 4 DOM
6. 2026-06-12
   days on market $119,000 Active 3 DOM
7. 2026-06-09
   remarks 481-char remark
8. 2026-06-09
   listed $119,000 Active 1 DOM

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$781/yr (+$65/mo · 269.3%)

ⓘ 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: $12,557
• − Mortgage interest: −$6,666
• − Property taxes: −$290
• − Insurance: −$595
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,462
• Taxable loss: −$465
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $1,658/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

+193.8% since first listed

2 events — show timeline

• 2026-06-09 Listed $119,000 MLS Technology, Inc.
• 2007-08-30 Sold (Public Records) $40,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $290 · -8.5% YoY. Source: county tax records.