35 W Main St · Sperry, OK 74073

$180,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 149 Days on market

Built 2023 3,500 sqft lot Est $133k · 35% 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 +13.8/30.0
• Appreciation +9.0/10.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Beautiful like new build. Open floor plan, kitchen with custom cabinets and granite countertops.

Key facts

• 3,500 sq ft lot
• Built 2023
• Listed 149 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2-story home; Faces north; Slab foundation
• Construction: Built with HardiPlank siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Concrete driveway; Exterior lighting

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Electric and Gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Vinyl window frames; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $15 ($181/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 $154k (14.7% below list).
• Recommended offer: $154k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#571 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Sperry (rural): math 21% / reading 26% proficiency, ranked #114 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (7.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,546 (14.7% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 15% 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 D-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. 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?
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: 0.85% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $133,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 N Elgin Ave	0.35mi	3/1.0 (+1)	1,040 (+4%)	1mo	$138,000	$133	67
299 W Cherry Ave	0.28mi	3/1.0 (+1)	912 (-9%)	2mo	$50,000	$55	61
202 W Carter St	0.26mi	2/2.0	1,069 (+7%)	18mo	$170,000	$159	61
108 N 1st St	0.08mi	2/1.0	1,128 (+13%)	17mo	$124,900	$111	57
118 W Birch Pl	0.20mi	3/2.0 (+1)	1,144 (+14%)	18mo	$175,000	$153	47

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

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.47×
• Total profit: $74,229
• Equity at exit: $135,819

10-year hold

• IRR: 18.7%
• Equity multiple: 5.26×
• Total profit: $214,611
• Equity at exit: $268,714

Cash invested: $50,400 (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 74073

• Home prices YoY: 3.0%
• Active inventory: 62
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $15

Break-even live

Break-even rent $1,516

Max offer price $180,000

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $66	+0% $15	+5% $-36	+10% $-87
Rent	-10% $-106	-5% $-46	+0% $15	+5% $76	+10% $136
Rate	-1.0pp $106	-0.5pp $61	base $15	+0.5pp $-32	+1.0pp $-79

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $180,000 Active 149 DOM
2. 2026-06-17
   days on market $180,000 Active 148 DOM
3. 2026-06-16
   days on market $180,000 Active 147 DOM
4. 2026-06-15
   days on market $180,000 Active 146 DOM
5. 2026-06-13
   days on market $180,000 Active 144 DOM
6. 2026-06-10
   pricedays on market $180,000 Active 141 DOM
7. 2026-06-09
   days on market $188,900 Active 140 DOM
8. 2026-06-08
   days on market $188,900 Active 139 DOM
9. 2026-06-07
   days on market $188,900 Active 138 DOM
10. 2026-06-03
    days on market $188,900 Active 134 DOM
11. 2026-06-02
    days on market $188,900 Active 133 DOM
12. 2026-06-01
    days on market $188,900 Active 132 DOM
13. 2026-05-31
    days on market $188,900 Active 131 DOM
14. 2026-04-02
    price $188,900
15. 2026-03-16
    price $190,000
16. 2026-01-20
    listed $195,000 Active
17. 2023-03-28
    soldstatus $175,000 Closed
18. 2023-03-02
    status Pending
19. 2022-11-22
    price $175,000
20. 2022-10-18
    price $179,900
21. 2022-09-26
    listed $185,000 Active

ⓘ 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: $2,148 · $179/mo
• Projected year-2 tax: $2,148 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,426
• − Mortgage interest: −$10,083
• − Property taxes: −$2,148
• − Insurance: −$900
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$5,236
• Taxable loss: −$2,890
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $874/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: Sperry
• NCES district ID: 4028170
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $52,187
• Composite: 21.01/100
• National rank: #8455
• State rank: #114 of 270 in OK

Livability — Sperry

• Score: 54/100
• State rank: #571
• US rank: #23756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sperry, OK
• Population (ZIP): 5,610

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 16% Native American 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 268.133
• 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

+2.1% since first listed

8 events — show timeline

• 2026-04-02 Price Changed $188,900 MLS Technology, Inc.
• 2026-03-16 Price Changed $190,000 MLS Technology, Inc.
• 2026-01-20 Listed $195,000 MLS Technology, Inc.
• 2023-03-28 Sold (MLS) $175,000 MLS Technology, Inc.
• 2023-03-02 Pending — MLS Technology, Inc.
• 2022-11-22 Price Changed $175,000 MLS Technology, Inc.
• 2022-10-18 Price Changed $179,900 MLS Technology, Inc.
• 2022-09-26 Listed $185,000 MLS Technology, Inc.

Property tax history

+176.1%/yr

Latest (2025): $2,148 · +0.1% YoY. Source: county tax records.