1331 W 7th St · Okmulgee, OK 74447

$114,500

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 36 Days on market

Built 1930 6,499 sqft lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks MLS

Completely updated, 2 bed /1 bath home. Tile bathroom and appliances included. Needs minimal TLC, move in ready. Perfect for a first time home buyer!

Key facts

• New stove
• New kitchen cabinets
• New sink

Tags

• CORNER LOT
• MAINTENANCE FREE METAL SIDING
• NEW KITCHEN CABINETS
• NEW SINK
• NEW COUNTERTOPS
• NEW STOVE

Property features AI

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built with wood frame and aluminum siding; Asphalt/fiberglass roof
• Exterior features: Covered porch; Gravel driveway; Corner lot; Mature trees

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows; Electric oven and range connections; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $98k (14.0% below list).
• Recommended offer: $98k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — 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: 147 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $30k; list at $114k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $98,433 (14.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $33,966
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 N Bryan Ave	0.48mi	2/1.0	912 (-1%)	12mo	$55,000	$60	67
309 N Sherman Ave	0.38mi	2/1.0	866 (-6%)	15mo	$37,500	$43	60
1201 W 5th St	0.26mi	2/1.0	1,008 (+10%)	15mo	$37,500	$37	59
606 N Sherman Ave	0.53mi	2/1.0	939 (+2%)	19mo	$27,000	$29	56
411 N Sherman Ave	0.43mi	2/1.0	808 (-12%)	8mo	$18,000	$22	53
701 W 9th St	0.57mi	3/1.0 (+1)	860 (-6%)	17mo	$20,000	$23	44
1014 W Cherokee St	0.70mi	2/1.0	840 (-8%)	15mo	$10,000	$12	41
407 S Taft Ave	0.40mi	2/1.0	784 (-15%)	19mo	$46,900	$60	41
810 S Taft Ave	0.55mi	3/1.5 (+1)	1,040 (+13%)	13mo	$139,000	$134	34

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-12,295
• Equity at exit: $17,072

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-2,798
• Equity at exit: $9,900

Cash invested: $32,060 (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 74447

• Home prices YoY: -3.6%
• Active inventory: 147
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $984 high
• Mortgage (P&I): −$600
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $99

Break-even live

Break-even rent $859

Max offer price $114,500

Occupancy floor 85%

Sensitivity live

Price	-10% $164	-5% $132	+0% $99	+5% $67	+10% $34
Rent	-10% $21	-5% $60	+0% $99	+5% $138	+10% $177
Rate	-1.0pp $157	-0.5pp $128	base $99	+0.5pp $69	+1.0pp $39

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 W 8th St Okmulgee, OK	2.0	1.0	1084	$850	$0.78	3d	1	0.32mi
324 E 6th St Unit 214 Okmulgee, OK	2.0	1.0	891	$1,200	$1.35	24d	1	1.16mi
324 E 6th St Unit 204 Okmulgee, OK	2.0	1.0	770	$1,150	$1.49	24d	1	1.16mi
324 E 6th St Unit 116 Okmulgee, OK	2.0	1.0	776	$1,060	$1.37	24d	1	1.16mi
324 E 6th St Unit 109 Okmulgee, OK	2.0	1.0	676	$985	$1.46	24d	1	1.16mi

Listing history 26 events

1. 2026-06-21
   days on market $114,500 Active 36 DOM
2. 2026-06-18
   days on market $114,500 Active 34 DOM
3. 2026-06-17
   days on market $114,500 Active 33 DOM
4. 2026-06-16
   days on market $114,500 Active 32 DOM
5. 2026-06-15
   days on market $114,500 Active 31 DOM
6. 2026-06-13
   days on market $114,500 Active 29 DOM
7. 2026-06-12
   days on market $114,500 Active 28 DOM
8. 2026-06-09
   days on market $114,500 Active 25 DOM
9. 2026-06-08
   days on market $114,500 Active 24 DOM
10. 2026-06-08
    days on market $114,500 Active 23 DOM
11. 2026-06-07
    remarks 544-char remark
12. 2026-06-07
    pricedays on market $114,500 Active 22 DOM
13. 2026-06-04
    days on market $119,500 Active 19 DOM
14. 2026-06-02
    days on market $119,500 Active 18 DOM
15. 2026-06-01
    days on market $119,500 Active 17 DOM
16. 2026-05-31
    days on market $119,500 Active 16 DOM
17. 2026-05-15
    listed $119,500 Active
18. 2020-05-04
    soldstatus $30,000 Closed 149-char remark

    Show marketing remark (149 chars)

    Completely updated, 2 bed /1 bath home. Tile bathroom and appliances included. Needs minimal TLC, move in ready. Perfect for a first time home buyer!

19. 2020-03-10
    status Pending 149-char remark

    Show marketing remark (149 chars)

    Completely updated, 2 bed /1 bath home. Tile bathroom and appliances included. Needs minimal TLC, move in ready. Perfect for a first time home buyer!

20. 2020-02-21
    listed $38,500 Active 149-char remark

    Show marketing remark (149 chars)

    Completely updated, 2 bed /1 bath home. Tile bathroom and appliances included. Needs minimal TLC, move in ready. Perfect for a first time home buyer!

21. 2019-03-07
    historical
22. 2018-11-30
    price $38,900
23. 2018-11-03
    listed $44,600 Active
24. 2018-10-30
    historical
25. 2018-04-30
    listed $44,600 Active
26. 1997-08-13
    soldstatus $8,000

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$666/yr (+$56/mo · 183.1%)

ⓘ 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 7% 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: $11,812
• − Mortgage interest: −$6,414
• − Property taxes: −$364
• − Insurance: −$572
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$3,331
• Taxable loss: −$759
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,372/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

+1393.8% since first listed

10 events — show timeline

• 2026-05-15 Listed $119,500 MLS Technology, Inc.
• 2020-05-04 Sold (MLS) $30,000 MLS Technology, Inc.
• 2020-03-10 Pending — MLS Technology, Inc.
• 2020-02-21 Listed $38,500 MLS Technology, Inc.
• 2019-03-07 Listing Removed — MLS Technology, Inc.
• 2018-11-30 Price Changed $38,900 MLS Technology, Inc.
• 2018-11-03 Listed $44,600 MLS Technology, Inc.
• 2018-10-30 Listing Removed — MLS Technology, Inc.
• 2018-04-30 Listed $44,600 MLS Technology, Inc.
• 1997-08-13 Sold (Public Records) $8,000 Public Records

Property tax history

+25.4%/yr

Latest (2025): $364 · +6.4% YoY. Source: county tax records.