6 S Bailey St · Pryor Creek, OK 74361

$25,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 78 Days on market

Built 1950 8,233 sqft lot ↓ 21% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious corner property offers a rare in-town setting just minutes from Lake Hudson. The home has been taken down to the studs, providing a blank canvas for investors or buyers eager to design from the ground up. With plenty of room to build, expand, or re-imagine, this property is full of potential in a convenient location close to shopping, dining, and recreation. Bring your creativity and turn this into something special.

Key facts

• Blank canvas
• In town setting
• Convenient location

Tags

• DOUBLE LOT OPPORTUNITY
• CORNER PROPERTY
• IN TOWN SETTING
• BLANK CANVAS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.189 acres
• Financial info: Tax details withheld (financial specifics excluded)
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Home faces south; Entry level details not specified
• Construction: Built with wood frame construction; Asphalt fiberglass roof; Crawlspace foundation; Year built source: public records (year not specified)
• Exterior features: Corner lot; Access to Hudson Lake (less than 10 miles away); No additional exterior features listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: No notable interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 42.7% vs local median 3.9% in Pryor Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#51 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Pryor (town): math 24% / reading 21% proficiency, ranked #143 of 270 in OK (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 159 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 23 units permitted in Mayes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $179 of loan paydown is wiped out by about $777 of value loss. Plan a longer hold.
• Mayes County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,346 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
6. Crime grade is D 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. 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?
8. 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.
9. 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.
10. 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: 4.69% ✓
• Cap rate: 42.68%
• Cash-on-cash: 129.96%
• DSCR: 6.78
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 S Orphan St	0.10mi	2/2.0	1,068 (+1%)	3mo	$43,000	$40	87
5 S Orphan St	0.11mi	2/1.0	936 (-11%)	2mo	$24,900	$27	75
232 Eastmanor Cir	0.50mi	3/1.0 (+1)	1,070 (+1%)	6mo	$182,000	$170	65
309 N Fairland St	0.53mi	3/1.0 (+1)	1,116 (+6%)	2mo	$179,900	$161	59
223 E Manor Cir	0.50mi	3/1.0 (+1)	1,085 (+3%)	9mo	$175,000	$161	59
420 N Oklahoma	0.70mi	3/1.0 (+1)	1,061 (+0%)	4mo	$169,900	$160	58
415 N Orphan St	0.68mi	3/1.0 (+1)	1,080 (+2%)	5mo	$87,500	$81	56
403 N Ora St	0.60mi	3/1.0 (+1)	1,176 (+11%)	1mo	$88,750	$75	47
308 N Rowe	0.70mi	3/1.0 (+1)	945 (-10%)	1mo	$51,000	$54	44
319 N Coo-y-yah St N	0.64mi	3/1.0 (+1)	960 (-9%)	8mo	$134,000	$140	44
320 N Hogan St	0.64mi	2/1.0	1,209 (+14%)	4mo	$137,000	$113	43
320 Heron Cir	0.65mi	3/1.5 (+1)	1,170 (+11%)	6mo	$195,000	$167	39

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: —
• Equity multiple: 7.32×
• Total profit: $45,841
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 15.40×
• Total profit: $104,394
• Equity at exit: $2,239

Cash invested: $7,252 (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 74361

• Active inventory: 159
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$136
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $785

Break-even live

Break-even rent $221

Max offer price $25,900

Occupancy floor 30%

Sensitivity live

Price	-10% $800	-5% $793	+0% $785	+5% $778	+10% $771
Rent	-10% $689	-5% $737	+0% $785	+5% $833	+10% $881
Rate	-1.0pp $798	-0.5pp $792	base $785	+0.5pp $779	+1.0pp $772

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Elliott St Unit A Pryor, OK	2.0	1.0	1000	$1,250	$1.25	14d	1	0.35mi
202 N Ora St Pryor, OK	3.0	2.0	1291	$1,600	$1.24	19d	1	0.37mi
1220 SE 9th St Pryor, OK	2.0–3.0	1.0–1.5	909	$1,049	$1.15	2d	5	0.89mi
1501 Meadow Trace Dr Unit 1 Pryor, OK	2.0	1.5	1000	$1,029	$1.03	2d	3	1.19mi
1707 S Elliott St Pryor, OK	1.0–2.0	1.0–2.0	870	$1,275	$1.47	2d	1	1.34mi

Listing history 15 events

1. 2026-06-09
   status $25,900 Pending 78 DOM
2. 2026-06-08
   days on market $25,900 Active 78 DOM
3. 2026-06-07
   days on market $25,900 Active 77 DOM
4. 2026-06-05
   days on market $25,900 Active 74 DOM
5. 2026-06-03
   days on market $25,900 Active 73 DOM
6. 2026-06-02
   days on market $25,900 Active 72 DOM
7. 2026-06-01
   days on market $25,900 Active 71 DOM
8. 2026-05-31
   days on market $25,900 Active 70 DOM
9. 2026-05-31
   days on market $25,900 Active 69 DOM
10. 2026-05-04
    price $29,900
11. 2026-04-08
    price $34,000
12. 2026-03-26
    status Active
13. 2026-02-10
    status Pending
14. 2026-02-10
    historical
15. 2026-02-06
    listed $38,000 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: $338 · $28/mo
• Projected year-2 tax: $338 · $28/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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,585
• − Mortgage interest: −$1,451
• − Property taxes: −$338
• − Insurance: −$130
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$753
• Taxable income: $9,580
• Est. tax owed @ 24.0%: −$2,299
• After-tax cash flow: $7,126/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: Pryor
• NCES district ID: 4025200
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 21% ▼ -13.00%
• Median HH income: $44,306
• Composite: 19.46/100
• National rank: #8774
• State rank: #143 of 270 in OK

Livability — Pryor Creek

• Score: 69/100
• State rank: #51
• US rank: #8653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pryor Creek, OK
• County: Mayes County · 17,612 people
• City population: 17,582
• Metro: nan
• Population (ZIP): 17,612
• Household income: $58,681
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 326.0

Population outlook (Mayes County) Hauer SSP2

• Today (2025): 39,941 people
• By 2030: 39,172 · -1.9%
• By 2040: 37,540 · -6.0%
• By 2050: 35,854 · -10.2%
• By 2075: 32,361 · -19.0%
• By 2100: 28,054 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 65% Native American 18% Two or more races 13% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Mayes

• 2024 margin: Solid R (+57.5) · D 20.3% · R 77.8% · Other 1.9%
• 2008→2024 swing: -29.4pp toward R · 2008: -28.1pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+51.7 2012: R+33.3 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.81%
• Current HPI: 247.7737
• Rent YoY: —
• Metro: nan
• 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

-21.3% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $29,900 MLS Technology, Inc.
• 2026-04-08 Price Changed $34,000 MLS Technology, Inc.
• 2026-03-26 Relisted — MLS Technology, Inc.
• 2026-02-10 Pending — MLS Technology, Inc.
• 2026-02-10 Listing Removed — MLS Technology, Inc.
• 2026-02-06 Listed $38,000 MLS Technology, Inc.

Property tax history

+3.6%/yr

Latest (2025): $338 · +5.0% YoY. Source: county tax records.