521 E Highway 9 · Wetumka, OK 74883

$72,000

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 221 Days on market

Built 1958 Est $49k · 48% over

---

Why this score? — see what drove the C 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.8/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This 2 bedroom, 1 bathroom home has had just about every update needed! New windows, doors, paint, cabinets, appliances.... The only thing it needs is a few finishing touches to make it complete! This would make a great home or rental property. Call today to schedule your showing!

Key facts

• Backyard
• Storage shed
• 4 lots

Tags

• 4 LOTS
• BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#641 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Wetumka (rural): math 17% / reading 23% proficiency, ranked #422 of 513 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 7 units permitted in Hughes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($498 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $48,792
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 N Tiger St	0.41mi	2/1.0	768 (-10%)	9mo	$43,500	$57	56

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

Projected returns pro-forma

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

5-year hold

• IRR: 19.7%
• Equity multiple: 2.12×
• Total profit: $22,593
• Equity at exit: $32,374

10-year hold

• IRR: 20.9%
• Equity multiple: 4.02×
• Total profit: $60,891
• Equity at exit: $49,893

Cash invested: $20,160 (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 74883

• Active inventory: 23
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $219

Break-even live

Break-even rent $573

Max offer price $72,000

Occupancy floor 69%

Sensitivity live

Price	-10% $260	-5% $239	+0% $219	+5% $198	+10% $178
Rent	-10% $152	-5% $185	+0% $219	+5% $252	+10% $286
Rate	-1.0pp $255	-0.5pp $237	base $219	+0.5pp $200	+1.0pp $181

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $72,000 Active 221 DOM
2. 2026-06-18
   days on market $72,000 Active 219 DOM
3. 2026-06-17
   days on market $72,000 Active 218 DOM
4. 2026-06-16
   days on market $72,000 Active 217 DOM
5. 2026-06-15
   days on market $72,000 Active 216 DOM
6. 2026-06-13
   days on market $72,000 Active 214 DOM
7. 2026-06-12
   days on market $72,000 Active 213 DOM
8. 2026-06-09
   days on market $72,000 Active 210 DOM
9. 2026-06-08
   days on market $72,000 Active 209 DOM
10. 2026-06-08
    days on market $72,000 Active 208 DOM
11. 2026-06-05
    days on market $72,000 Active 206 DOM
12. 2026-06-04
    days on market $72,000 Active 204 DOM
13. 2026-06-02
    days on market $72,000 Active 203 DOM
14. 2026-06-01
    days on market $72,000 Active 202 DOM
15. 2026-05-31
    days on market $72,000 Active 201 DOM
16. 2025-11-07
    listed $72,000 Active
17. 2024-09-11
    soldstatus $63,220 Closed 285-char remark

    Show marketing remark (285 chars)

    This 2 bedroom, 1 bathroom home has had just about every update needed! New windows, doors, paint, cabinets, appliances.... The only thing it needs is a few finishing touches to make it complete! This would make a great home or rental property. Call today to schedule your showing!

18. 2024-09-11
    soldstatus $63,220

    Show marketing remark (285 chars)

    This 2 bedroom, 1 bathroom home has had just about every update needed! New windows, doors, paint, cabinets, appliances.... The only thing it needs is a few finishing touches to make it complete! This would make a great home or rental property. Call today to schedule your showing!

19. 2024-07-09
    status Pending 285-char remark

    Show marketing remark (285 chars)

    This 2 bedroom, 1 bathroom home has had just about every update needed! New windows, doors, paint, cabinets, appliances.... The only thing it needs is a few finishing touches to make it complete! This would make a great home or rental property. Call today to schedule your showing!

20. 2024-02-20
    listed $65,000 Active 285-char remark

    Show marketing remark (285 chars)

    This 2 bedroom, 1 bathroom home has had just about every update needed! New windows, doors, paint, cabinets, appliances.... The only thing it needs is a few finishing touches to make it complete! This would make a great home or rental property. Call today to schedule your showing!

21. 2021-03-11
    soldstatus $14,500 249-char remark

    Show marketing remark (249 chars)

    Cozy home located on 4 lots right on Highway 9. This home is in need of some TLC, but has lots of potential. Nice backyard and also a storage shed. This would make a great investment property or even be a great purchase for a commercial property!

22. 2020-11-13
    listed $29,500 249-char remark

    Show marketing remark (249 chars)

    Cozy home located on 4 lots right on Highway 9. This home is in need of some TLC, but has lots of potential. Nice backyard and also a storage shed. This would make a great investment property or even be a great purchase for a commercial property!

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$106/yr (+$9/mo · 19.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$4,033
• − Property taxes: −$542
• − Insurance: −$360
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,095
• Taxable income: $1,539
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,256/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: Wetumka
• NCES district ID: 4032430
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $33,039
• Composite: 19.53/100
• National rank: #13934
• State rank: #422 of 513 in OK

Livability — Wetumka

• Score: 52/100
• State rank: #641
• US rank: #24908

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: Wetumka, OK
• Population (ZIP): 2,339

Population outlook (Hughes County) Hauer SSP2

• Today (2025): 13,323 people
• By 2030: 13,172 · -1.1%
• By 2040: 13,060 · -2.0%
• By 2050: 13,130 · -1.4%
• By 2075: 13,932 · +4.6%
• By 2100: 14,649 · +10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: White 47% Native American 32% Two or more races 7% Hispanic / Latino 5% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 89% English-only · Spanish 1%

Political lean MEDSL · Hughes

• 2024 margin: Solid R (+62.5) · D 17.8% · R 80.4% · Other 1.8%
• 2008→2024 swing: -33.1pp toward R · 2008: -29.4pp · 2024: -62.5pp
• All cycles: 2024: R+62.5 2020: R+60.9 2016: R+53.6 2012: R+34.9 2008: R+29.4

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

+144.1% since first listed

7 events — show timeline

• 2025-11-07 Listed $72,000 Fizber.com
• 2024-09-11 Sold (Public Records) $63,220 Public Records
• 2024-09-11 Sold (MLS) $63,220 MLSOK
• 2024-07-09 Pending — MLSOK
• 2024-02-20 Listed $65,000 MLSOK
• 2021-03-11 Sold (MLS) $14,500 MLSOK
• 2020-11-13 Listed $29,500 MLSOK

Property tax history

+19.1%/yr

Latest (2025): $542 · +299.3% YoY. Source: county tax records.