1822 W Elm St · Durant, OK 74701

$44,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 51 Days on market

Built 1944 5,323 sqft lot ↓ 34% 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special, the home is ready for a full makeover. Home being sold ASIS-WHEREIS, waiver of liability to be signed before entering the home. All offers must be submitted via Offers locating the property address at www. xome.com. if you are not a licensed agent feel free to reach out to me for help with submitting. Owners are exempt from disclosure. “This property has been placed in an upcoming online event. All bids should be submitted at www. xome.com (void where prohibited). All offers received prior to the event period should be submitted by the buyer or buyer's agent by clicking on the “Make Offer” button on the Property Details page on Xome.com. All offers will b

Key facts

• 5,323 sq ft lot
• Built 1944
• Listed 51 days

Property features AI

Finance

• Other: Living area reported as 1,232 (source: assessor); Lot size approximately 0.1222 acre; No storm shelter; Listing active; days on market: 4
• Financial info: REO / Bank-owned condition; Vacant and not occupied
• HOA & community: No mandatory association dues; Property is homesteaded

Exterior

• Utilities: Public utilities
• Home design: Single-family residence; One story; Residential property, existing
• Construction: Composition roof; Other construction materials; Conventional foundation
• Exterior features: Covered porch; Chain link fencing; Interior lot

Interior

• Bedrooms: Three bedrooms (single-level property)
• Bathrooms: One full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Living area includes one main living space; One dining area; No fireplace; No in-law/secondary living plan indicated

🔨 Auction listing. The $44,900 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $150,304 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.1% in Durant — 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 62/100 on livability (#262 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Durant (town): math 30% / reading 37% proficiency, ranked #49 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Durant Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 956 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 310 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $13k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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 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 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?
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: 0.91% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $150,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1822 W Elm St	0.00mi	3/1.0	1,232 (0%)	1mo	$51,277	$42	99
421 N 19th	0.04mi	3/2.0	1,115 (-10%)	14mo	$148,000	$133	66
503 N 13th Ave	0.41mi	3/1.0	1,148 (-7%)	8mo	$38,500	$34	63
1224 Dallas	0.56mi	3/1.0	1,264 (+3%)	14mo	$72,000	$57	58
1319 W Louisiana St	0.59mi	3/2.0	1,168 (-5%)	4mo	$195,000	$167	57
307 N 8th	0.74mi	3/2.0	1,228 (-0%)	6mo	$168,000	$137	56
421 S 17th Ave	0.57mi	3/1.0	1,161 (-6%)	16mo	$60,740	$52	51
723 N 19th	0.18mi	3/2.0	1,390 (+13%)	20mo	$262,500	$189	49
1302 Denison	0.65mi	3/1.5	1,200 (-3%)	17mo	$129,000	$108	49
1315 W Louisiana St	0.59mi	3/1.0	1,078 (-12%)	19mo	$131,400	$122	36
1120 W Willow	0.67mi	4/2.0 (+1)	1,399 (+14%)	2mo	$176,000	$126	36
901 N 10th	0.70mi	2/2.0 (-1)	1,280 (+4%)	20mo	$120,000	$94	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-18,129
• Equity at exit: $22,411

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-18,251
• Equity at exit: $12,996

Cash invested: $42,085 (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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 310
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$788
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $162

Break-even live

Break-even rent $1,164

Max offer price $150,304

Occupancy floor 83%

Sensitivity live

Price	-10% $247	-5% $204	+0% $162	+5% $119	+10% $76
Rent	-10% $53	-5% $108	+0% $162	+5% $216	+10% $270
Rate	-1.0pp $237	-0.5pp $200	base $162	+0.5pp $123	+1.0pp $83

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: $37,576
• Closing costs: $4,509
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 W University Blvd Durant, OK	1.0–2.0	1.0	803	$1,000	$1.25	22d	6	0.50mi
112 Wilson St Durant, OK	2.0–3.0	1.0–2.0	901	$975	$1.08	22d	5	1.40mi

Listing history 16 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   price $44,900
3. 2026-03-06
   price $54,000
4. 2026-03-02
   listed $58,000 Active
5. 2026-02-27
   historical
6. 2026-02-10
   price $58,000
7. 2026-01-06
   price $64,000
8. 2025-12-08
   price $69,900
9. 2025-11-24
   listed $74,500 Active
10. 2025-11-21
    historical
11. 2025-11-06
    price $74,500
12. 2025-09-29
    listed $78,900 Active
13. 2017-08-28
    soldstatus $73,000
14. 2017-08-25
    soldstatus $73,000
15. 2017-07-19
    listed $74,900
16. 2008-10-13
    soldstatus $68,000

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $827 · $69/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,425
• − Mortgage interest: −$8,419
• − Property taxes: −$827
• − Insurance: −$752
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,372
• Taxable loss: −$573
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $2,076/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: Durant
• NCES district ID: 4010350
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $35,850
• Composite: 27.73/100
• National rank: #6903
• State rank: #49 of 270 in OK

Livability — Durant

• Score: 62/100
• State rank: #262
• US rank: #17020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durant, OK
• County: Bryan County · 27,497 people
• City population: 27,497
• Metro: Durant, OK
• Population (ZIP): 27,497
• Household income: $58,036
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 759.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Native American 14% Two or more races 13% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.66%
• Current HPI: 303.3877
• Rent YoY: ▼ -0.13%
• Metro: Durant, OK
• 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

-34.0% since first listed

16 events — show timeline

• 2026-04-22 Pending — MLSOK
• 2026-04-14 Price Changed $44,900 MLSOK
• 2026-03-06 Price Changed $54,000 MLSOK
• 2026-03-02 Listed $58,000 MLSOK
• 2026-02-27 Listing Removed — MLSOK
• 2026-02-10 Price Changed $58,000 MLSOK
• 2026-01-06 Price Changed $64,000 MLSOK
• 2025-12-08 Price Changed $69,900 MLSOK
• 2025-11-24 Listed $74,500 MLSOK
• 2025-11-21 Listing Removed — MLSOK
• 2025-11-06 Price Changed $74,500 MLSOK
• 2025-09-29 Listed $78,900 MLSOK
• 2017-08-28 Sold (Public Records) $73,000 Public Records
• 2017-08-25 Sold (MLS) $73,000 MLS Technology, Inc.
• 2017-07-19 Listed $74,900 MLS Technology, Inc.
• 2008-10-13 Sold (Public Records) $68,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $827 · +1.8% YoY. Source: county tax records.