413 W Willow St · Stilwell, OK 74960

$89,900

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 118 Days on market

Built 1995 0.26 ac lot

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +5.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

Key facts

• Walk to dining
• Paved city street
• Manageable acre lot

Tags

• MANAGEABLE ACRE LOT
• PAVED CITY STREET
• WALK TO SHOPPING
• WALK TO DINING
• WALK TO SCHOOLS
• LOCAL AMENITIES

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story manufactured home; Double wide; Faces south
• Construction: Manufactured construction; Metal roof; Built (year per public records)
• Exterior features: Covered patio and porch; Porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#541 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: commute C-, schools F, crime F.
• Stilwell (town): math 6% / reading 12% proficiency, ranked #258 of 270 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.1% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $29k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.79×
• Total profit: $19,923
• Equity at exit: $36,206

10-year hold

• IRR: 17.0%
• Equity multiple: 3.29×
• Total profit: $57,655
• Equity at exit: $52,718

Cash invested: $25,172 (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 74960

• Home prices YoY: 1.0%
• Active inventory: 96
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $206

Break-even live

Break-even rent $690

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $256	-5% $231	+0% $206	+5% $180	+10% $155
Rent	-10% $130	-5% $168	+0% $206	+5% $243	+10% $281
Rate	-1.0pp $251	-0.5pp $228	base $206	+0.5pp $182	+1.0pp $159

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 N 6th Pl Unit 212 Stilwell, OK	3.0	1.0	1200	$950	$0.79	22d	1	0.40mi

Listing history 32 events

1. 2026-06-21
   pricedays on market $89,900 Active 118 DOM
2. 2026-06-18
   days on market $99,900 Active 116 DOM
3. 2026-06-17
   days on market $99,900 Active 115 DOM
4. 2026-06-16
   days on market $99,900 Active 114 DOM
5. 2026-06-15
   days on market $99,900 Active 113 DOM
6. 2026-06-13
   days on market $99,900 Active 111 DOM
7. 2026-06-12
   days on market $99,900 Active 110 DOM
8. 2026-06-09
   days on market $99,900 Active 107 DOM
9. 2026-06-08
   days on market $99,900 Active 106 DOM
10. 2026-06-08
    days on market $99,900 Active 105 DOM
11. 2026-06-07
    days on market $99,900 Active 104 DOM
12. 2026-06-04
    days on market $99,900 Active 101 DOM
13. 2026-06-02
    days on market $99,900 Active 100 DOM
14. 2026-06-01
    days on market $99,900 Active 99 DOM
15. 2026-05-31
    days on market $99,900 Active 98 DOM
16. 2026-05-08
    status Active

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

17. 2026-05-08
    status Active 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

18. 2026-05-08
    status Active 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

19. 2026-04-21
    status Pending 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

20. 2026-04-21
    status Pending 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

21. 2026-04-21
    status Pending

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

22. 2026-03-25
    price $99,900 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

23. 2026-03-25
    price $99,900 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

24. 2026-03-25
    price $99,900

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

25. 2026-03-05
    price $109,000 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

26. 2026-03-05
    price $109,000 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

27. 2026-03-05
    price $109,000

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

28. 2026-02-04
    listed $119,000 Active

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

29. 2026-02-04
    listed $119,000 Active 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

30. 2026-02-04
    listed $119,000 Active 593-char remark

    Show marketing remark (593 chars)

    Convenient in-town living in the heart of Stilwell! This 3-bedroom, 2-bath home offers 1,040 sq ft (per CH) and sits on a manageable . 26± acre lot on a paved city street. Enjoy the ability to walk to shopping, dining, schools, and local amenities while still having your own private space. The home features a large living room, city water, sewer, electric, and all appliances are included—making this a truly move-in-ready opportunity. Ideal for first-time buyers, downsizers, or investors looking for a well-located property with city conveniences. Owner is a licensed Realtor.

31. 2008-02-06
    soldstatus $25,000
32. 1998-07-31
    soldstatus $57,000

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$376/yr (+$31/mo · 86.9%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$5,036
• − Property taxes: −$433
• − Insurance: −$450
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,615
• Taxable income: $1,042
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $2,216/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: Stilwell
• NCES district ID: 4028710
• Math proficiency: 6% ▼ -10.00%
• Reading proficiency: 12% ▼ -5.00%
• Median HH income: $28,414
• Composite: 6.71/100
• National rank: #9985
• State rank: #258 of 270 in OK

Livability — Stilwell

• Score: 55/100
• State rank: #541
• US rank: #23144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stilwell, OK
• Population (ZIP): 11,964

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 51% White 31% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.15%
• Current HPI: 223.6773
• 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

+75.3% since first listed

17 events — show timeline

• 2026-05-08 Relisted — MLS Technology, Inc.
• 2026-05-08 Relisted — NWARMLS
• 2026-05-08 Relisted — WRVBOR
• 2026-04-21 Pending — WRVBOR
• 2026-04-21 Pending — NWARMLS
• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-03-25 Price Changed $99,900 WRVBOR
• 2026-03-25 Price Changed $99,900 NWARMLS
• 2026-03-25 Price Changed $99,900 MLS Technology, Inc.
• 2026-03-05 Price Changed $109,000 WRVBOR
• 2026-03-05 Price Changed $109,000 NWARMLS
• 2026-03-05 Price Changed $109,000 MLS Technology, Inc.
• 2026-02-04 Listed $119,000 WRVBOR
• 2026-02-04 Listed $119,000 NWARMLS
• 2026-02-04 Listed $119,000 MLS Technology, Inc.
• 2008-02-06 Sold (Public Records) $25,000 Public Records
• 1998-07-31 Sold (Public Records) $57,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $433 · +4.8% YoY. Source: county tax records.