814 W Broadway St · Henryetta, OK 74437

$57,500

2 bd · 1.0 ba · 1,551 sqft · SingleFamily public records · 6 Days on market

Built 1930 7,000 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Attention flippers — this one's got the bones and the numbers to work. This 3-bed, 1.5-bath home in Henryetta needs a full rehab, which is exactly where the opportunity lives. At 1,551 sq ft, there's plenty of room to create a product that commands top dollar in this market. Estimated ARV: $140,000–$175,000 for a clean, market-ready renovation based on in-town comps of similar size. A premium finish could push toward the higher end. The Henryetta market is trending up — median sold price hit $165,000 in May 2025. Seller is motivated and looking for a quick close. Bring your offers.

Key facts

• 7,000 sq ft lot
• Built 1930
• Listed 5 days

Property features AI

Finance

• Other: Homestead: Yes
• Financial info: Assumable: No; Loan qualification: Unknown; Occupancy: Vacant
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Utilities: Public utilities
• Home design: Single family residence; One level; Faces south; Residential property
• Construction: Brick and frame construction; Vinyl siding; Shingle roof; Slab foundation; Property listed as dilapidated; Built before or by assessor-recorded living area
• Exterior features: No exterior features listed; Infill lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Window unit(s) for cooling
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Cap rate 16.3% vs local median 4.0% in Henryetta — 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 54/100 on livability (#589 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Henryetta (town): math 11% / reading 19% proficiency, ranked #228 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Henryetta Es (math 13% / reading 19%, grade F, #582 of 845 statewide, top 69%, 529 students, 0% FRL); Henryetta Ms (math 7% / reading 20%, grade F, #252 of 345 statewide, top 74%, 242 students, 0% FRL); Henryetta Hs (math 12% / reading 22%, grade F, #314 of 447 statewide, top 72%, 301 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 90 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($398 loan paydown + $6k appreciation (10.0% local appreciation)).
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,500

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.84% ✓
• Cap rate: 16.35%
• Cash-on-cash: 35.90%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $144,243
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 W Gentry St	0.26mi	3/1.0 (+1)	1,470 (-5%)	7mo	$65,000	$44	69
307 N 3rd St	0.45mi	3/1.0 (+1)	1,630 (+5%)	13mo	$40,000	$25	54
810 W Gentry St	0.29mi	3/1.5 (+1)	1,344 (-13%)	7mo	$45,000	$33	52
507 W Gentry St	0.34mi	3/2.0 (+1)	1,616 (+4%)	22mo	$125,000	$77	50
301 W Cummings St	0.51mi	3/2.0 (+1)	1,680 (+8%)	6mo	$55,000	$33	48
1218 Wade Wells Dr	0.65mi	3/2.0 (+1)	1,408 (-9%)	1mo	$185,000	$131	45
612 W Gentry St	0.32mi	3/2.0 (+1)	1,368 (-12%)	15mo	$117,000	$86	44
1018 W Merrick St	0.47mi	3/2.0 (+1)	1,392 (-10%)	9mo	$160,000	$115	44
710 N 14th St	0.65mi	3/2.0 (+1)	1,644 (+6%)	9mo	$185,000	$113	44
1110 W Merrick St	0.51mi	3/2.0 (+1)	1,470 (-5%)	19mo	$155,000	$105	43
1210 Wade Wells Dr	0.62mi	3/2.0 (+1)	1,512 (-2%)	21mo	$175,000	$116	40
706 W Merrick St	0.45mi	3/2.0 (+1)	1,340 (-14%)	13mo	$125,000	$93	36

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.8%
• Equity multiple: 4.85×
• Total profit: $61,983
• Equity at exit: $51,801

10-year hold

• IRR: 45.5%
• Equity multiple: 10.84×
• Total profit: $158,384
• Equity at exit: $111,710

Cash invested: $16,100 (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 74437

• Home prices YoY: 23.4%
• Active inventory: 90
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $482

Break-even live

Break-even rent $448

Max offer price $57,500

Occupancy floor 49%

Sensitivity live

Price	-10% $514	-5% $498	+0% $482	+5% $465	+10% $449
Rent	-10% $398	-5% $440	+0% $482	+5% $523	+10% $565
Rate	-1.0pp $511	-0.5pp $496	base $482	+0.5pp $467	+1.0pp $452

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $57,500 Active 6 DOM
2. 2026-06-21
   days on market $57,500 Active 5 DOM
3. 2026-06-18
   days on market $57,500 Active 3 DOM
4. 2026-06-17
   days on market $57,500 Active 2 DOM
5. 2026-06-17
   price $57,500 Active 1 DOM
6. 2026-06-16
   remarks 589-char remark
7. 2026-06-16
   listed $75,000 Active 1 DOM

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $518 · $43/mo
• Expected delta: +$176/yr (+$15/mo · 51.3%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,694
• − Mortgage interest: −$3,221
• − Property taxes: −$342
• − Insurance: −$288
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,673
• Taxable income: $5,140
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $4,547/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: Henryetta
• NCES district ID: 4014370
• Math proficiency: 11% ▼ -15.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $37,050
• Composite: 12.5/100
• National rank: #9624
• State rank: #228 of 270 in OK

Livability — Henryetta

• Score: 54/100
• State rank: #589
• US rank: #24020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henryetta, OK
• Population (ZIP): 9,058

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 0.60)
• Race & ethnicity: White 63% Native American 18% Two or more races 14% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• 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: ▲ 52.61%
• Current HPI: 277.6291
• 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

+150.0% since first listed

4 events — show timeline

• 2026-06-15 Listed $75,000 MLSOK
• 2007-03-21 Sold (Public Records) $60,000 Public Records
• 2003-10-30 Sold (Public Records) $42,000 Public Records
• 1997-05-12 Sold (Public Records) $30,000 Public Records

Property tax history

-3.3%/yr

Latest (2025): $342 · +11.8% YoY. Source: county tax records.