309 Wilson Ln · Hulbert, OK 74441

$116,600

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 1 Days on market

Built 1966 0.25 ac lot Est $87k · 33% over

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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 +17.0/30.0
• Appreciation +8.7/10.0
• DSCR +5.3/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

CHEAPER THAN RENT! THIS SPACIOUS 1048 SQ. FT. (PER APP) HOME HAS BEAUTIFUL HARDWOOD FLOORS, A NEW ROOF IN '13, ALL APPLIANCES. ALL NEW CUSTOM KITCHEN CABINETS IN '16 AND SITS ON A LARGE . 25 ACRE FENCED LOT.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built with concrete and vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Eat-in kitchen; Microwave; Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom (first level); Additional bedroom (first level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet; Cable TV; Ceiling fan(s); Laminate counters; Aluminum window frames; Electric oven and range connections; Electric water heater
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $78 ($940/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 $97k (16.7% below list).
• Recommended offer: $97k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#261 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Hulbert (rural): math 14% / reading 15% proficiency, ranked #229 of 270 in OK (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($806 loan paydown + $9k appreciation (7.5% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $97,179 (16.7% below list)

Questions for the listing agent

1. Built in 1966 — 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: 0.83% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $87,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 S Birch St	0.72mi	3/1.5 (+1)	1,170 (+8%)	6mo	$35,000	$30	41
216 E 4th St	0.70mi	3/2.0 (+1)	1,170 (+8%)	5mo	$95,000	$81	40

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

Projected returns pro-forma

7.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.51×
• Total profit: $49,159
• Equity at exit: $84,535

10-year hold

• IRR: 19.6%
• Equity multiple: 5.25×
• Total profit: $138,795
• Equity at exit: $164,081

Cash invested: $32,648 (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 74441

• Home prices YoY: 2.5%
• Active inventory: 42
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$611
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $78

Break-even live

Break-even rent $873

Max offer price $116,600

Occupancy floor 87%

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: $29,150
• Closing costs: $3,498
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-10
   status Pending
2. 2026-04-10
   listed $116,600 Active
3. 2022-11-17
   soldstatus $80,000
4. 2018-10-29
   soldstatus $60,100
5. 2018-10-26
   soldstatus $59,900 207-char remark

   Show marketing remark (207 chars)

   CHEAPER THAN RENT! THIS SPACIOUS 1048 SQ. FT. (PER APP) HOME HAS BEAUTIFUL HARDWOOD FLOORS, A NEW ROOF IN '13, ALL APPLIANCES. ALL NEW CUSTOM KITCHEN CABINETS IN '16 AND SITS ON A LARGE . 25 ACRE FENCED LOT.

6. 2018-07-19
   listed $57,900 207-char remark

   Show marketing remark (207 chars)

   CHEAPER THAN RENT! THIS SPACIOUS 1048 SQ. FT. (PER APP) HOME HAS BEAUTIFUL HARDWOOD FLOORS, A NEW ROOF IN '13, ALL APPLIANCES. ALL NEW CUSTOM KITCHEN CABINETS IN '16 AND SITS ON A LARGE . 25 ACRE FENCED LOT.

7. 2018-07-19
   historical

   Show marketing remark (207 chars)

   CHEAPER THAN RENT! THIS SPACIOUS 1048 SQ. FT. (PER APP) HOME HAS BEAUTIFUL HARDWOOD FLOORS, A NEW ROOF IN '13, ALL APPLIANCES. ALL NEW CUSTOM KITCHEN CABINETS IN '16 AND SITS ON A LARGE . 25 ACRE FENCED LOT.

8. 2018-03-27
   listed $57,900
9. 2016-10-01
   historical
10. 2016-04-01
    listed $64,900
11. 2012-05-08
    historical
12. 2012-02-23
    listed $48,500
13. 2005-09-09
    soldstatus $46,000

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$697/yr (+$58/mo · 198.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,661
• − Mortgage interest: −$6,531
• − Property taxes: −$352
• − Insurance: −$583
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$3,392
• Taxable loss: −$1,063
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,195/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: Hulbert
• NCES district ID: 4015240
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $40,360
• Composite: 12.43/100
• National rank: #9629
• State rank: #229 of 270 in OK

Livability — Hulbert

• Score: 62/100
• State rank: #261
• US rank: #17018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hulbert, OK
• Population (ZIP): 5,700

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,747 people
• By 2030: 53,481 · +3.4%
• By 2040: 56,503 · +9.2%
• By 2050: 59,370 · +14.7%
• By 2075: 67,178 · +29.8%
• By 2100: 70,900 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: White 48% Native American 35% Two or more races 13% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+32.6) · D 32.7% · R 65.3% · Other 2.0%
• 2008→2024 swing: -20.4pp toward R · 2008: -12.2pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+29.3 2016: R+27.5 2012: R+14.1 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.49%
• Current HPI: 300.784
• 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

+153.5% since first listed

13 events — show timeline

• 2026-04-10 Pending — MLS Technology, Inc.
• 2026-04-10 Listed $116,600 MLS Technology, Inc.
• 2022-11-17 Sold (Public Records) $80,000 Public Records
• 2018-10-29 Sold (Public Records) $60,100 Public Records
• 2018-10-26 Sold (MLS) $59,900 MLS Technology, Inc.
• 2018-07-19 Listing Removed — MLS Technology, Inc.
• 2018-07-19 Listed $57,900 MLS Technology, Inc.
• 2018-03-27 Listed $57,900 MLS Technology, Inc.
• 2016-10-01 Listing Removed — MLS Technology, Inc.
• 2016-04-01 Listed $64,900 MLS Technology, Inc.
• 2012-05-08 Listing Removed — MLS Technology, Inc.
• 2012-02-23 Listed $48,500 MLS Technology, Inc.
• 2005-09-09 Sold (Public Records) $46,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $352 · -11.8% YoY. Source: county tax records.