83 Hick's Mountain Rd · Lone Wolf, OK 73655

$75,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily · 15 Days on market

Built 2005 Fair condition 0.50 ac lot ↓ 60% since listing

---

Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks

This charming Lone Wolf property is a fantastic opportunity, offering 3 bedrooms, 2 full bathrooms, and 1,150 square feet of comfortable living space. Built in 2005, the home provides modern convenience and an excellent layout.

Key facts

• 0.5 acre lot
• Built 2005
• Listed 15 days

Property features AI

Finance

• Other: Half-acre lot (approximately 0.5 acre); Located in Kiowa County unplatted addition; Occupied; Listed as active; Model home: No
• Financial info: Not assumable; Does not qualify for loan (per listing)
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level
• Construction: Frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: No notable exterior features listed; Lot described as Other

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#430 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lone Wolf (rural): math 11% / reading 20% proficiency, ranked #457 of 513 in OK (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lone Wolf Es (math 5% / reading 24%, grade F, #599 of 845 statewide, top 71%, 71 students, 0% FRL); Lone Wolf Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 38 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $1k appreciation (1.7% local appreciation)).
• At projected returns (1.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.55%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.13×
• Total profit: $23,639
• Equity at exit: $28,432

10-year hold

• IRR: 23.5%
• Equity multiple: 4.01×
• Total profit: $63,296
• Equity at exit: $40,076

Cash invested: $21,000 (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 73655

• Home prices YoY: 0.7%
• Active inventory: 11
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $307

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 66%

Sensitivity live

Price	-10% $359	-5% $333	+0% $307	+5% $281	+10% $255
Rent	-10% $225	-5% $266	+0% $307	+5% $348	+10% $390
Rate	-1.0pp $345	-0.5pp $326	base $307	+0.5pp $288	+1.0pp $268

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $75,000 Active 15 DOM
2. 2026-06-18
   days on market $75,000 Active 13 DOM
3. 2026-06-17
   days on market $75,000 Active 12 DOM
4. 2026-06-16
   days on market $75,000 Active 11 DOM
5. 2026-06-15
   days on market $75,000 Active 10 DOM
6. 2026-06-13
   days on market $75,000 Active 8 DOM
7. 2026-06-12
   days on market $75,000 Active 7 DOM
8. 2026-06-09
   pricedays on market $75,000 Active 4 DOM
9. 2026-06-08
   days on market $60,000 Active 3 DOM
10. 2026-06-08
    remarks 227-char remark
11. 2026-06-08
    listed $60,000 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $12,539
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,182
• Taxable income: $2,650
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,050/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its curb appeal and interior condition, enhancing its resale and rental value.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Moderate interior paint — Faded and dull
• Minor kitchen cabinets — Standard, dated design

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Replace carpet — Improves comfort and appearance
• Both Paint interior — Enhances overall appearance and value
• Both Update kitchen cabinets — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
interior paint · Faded and dull	Moderate	$3,000–15,000
kitchen cabinets · Standard, dated design	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Replace carpet — Improves comfort and appearance ↑
• Both Paint interior — Enhances overall appearance and value ↑
• Both Update kitchen cabinets — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lone Wolf
• NCES district ID: 4018270
• Math proficiency: 11% ▲ 5.00%
• Reading proficiency: 20% ▲ 5.00%
• Median HH income: $41,747
• Composite: 16.81/100
• National rank: #14219
• State rank: #457 of 513 in OK

Livability — Lone Wolf

• Score: 58/100
• State rank: #430
• US rank: #21124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 898

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 8,842 people
• By 2030: 8,733 · -1.2%
• By 2040: 8,641 · -2.3%
• By 2050: 8,758 · -1.0%
• By 2075: 9,894 · +11.9%
• By 2100: 11,194 · +26.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 16% Black 5% Native American 4% Hispanic / Latino 3%
• Common ancestry: European 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+58.3) · D 20.1% · R 78.4% · Other 1.6%
• 2008→2024 swing: -23.5pp toward R · 2008: -34.8pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.6 2016: R+52.4 2012: R+35.4 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.71%
• Current HPI: 232.1983
• 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

-59.7% since first listed

15 events — show timeline

• 2026-06-04 Listed $60,000 MLSOK
• 2026-05-13 Listing Removed — MLSOK
• 2026-02-15 Price Changed $79,900 MLSOK
• 2026-01-14 Price Changed $84,900 MLSOK
• 2025-12-01 Price Changed $89,900 MLSOK
• 2025-11-22 Price Changed $99,900 MLSOK
• 2025-11-13 Listed $109,900 MLSOK
• 2025-10-23 Listing Removed — MLSOK
• 2025-08-03 Price Changed $139,000 MLSOK
• 2025-05-12 Listed $144,000 MLSOK
• 2025-05-05 Listing Removed — MLSOK
• 2025-04-07 Price Changed $144,000 MLSOK
• 2024-10-30 Listed $149,000 MLSOK
• 2024-10-04 Listing Removed — MLSOK
• 2024-03-25 Listed $149,000 MLSOK