6370 East St · Strang, OK 74367

$114,900

3 bd · 2.0 ba · 2,600 sqft · Other · 37 Days on market

Built 2000 Good condition

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Why this score? — see what drove the C+ 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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0

Listing remarks

LAKE FRONT!! Lake Hudson 55 and older community 2000 Solitaire Home 3 Bed 2 Bath 2600 SQ Ft New Vinyl Flooring throughout New Light Fixtures New Concrete patio and Brick flower beds 16x20 Shed with Electric and Heat/Air 2 spot carport Whole Home Generator (Generac 24 KW) Front and Back covered porches Storm cellar THIS IS A MUST SEE PROPERTY!! FSBO $114,900 $350/mth lot lease (Includes Water and Trash)

Key facts

• Brick flower beds
• Whole home generator
• New light fixtures

Tags

• NEW VINYL FLOORING
• NEW LIGHT FIXTURES
• NEW CONCRETE PATIO
• BRICK FLOWER BEDS
• WHOLE HOME GENERATOR
• FRONT AND BACK COVERED PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#591 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools F, amenities F, commute F.
• Adair (rural): math 37% / reading 30% proficiency, ranked #43 of 270 in OK (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 23 units permitted in Mayes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate 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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.7%
• Equity multiple: 1.84×
• Total profit: $27,068
• Equity at exit: $51,664

10-year hold

• IRR: 16.5%
• Equity multiple: 3.42×
• Total profit: $77,894
• Equity at exit: $79,620

Cash invested: $32,172 (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 74367

• Active inventory: 8
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $207

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $114,900 Active 37 DOM
2. 2026-06-17
   days on market $114,900 Active 36 DOM
3. 2026-06-16
   days on market $114,900 Active 35 DOM
4. 2026-06-15
   days on market $114,900 Active 34 DOM
5. 2026-06-13
   days on market $114,900 Active 32 DOM
6. 2026-06-13
   days on market $114,900 Active 31 DOM
7. 2026-06-10
   days on market $114,900 Active 29 DOM
8. 2026-06-09
   days on market $114,900 Active 28 DOM
9. 2026-06-08
   days on market $114,900 Active 27 DOM
10. 2026-06-07
    days on market $114,900 Active 26 DOM
11. 2026-06-03
    days on market $114,900 Active 22 DOM
12. 2026-06-02
    days on market $114,900 Active 21 DOM
13. 2026-06-01
    days on market $114,900 Active 20 DOM
14. 2026-05-31
    days on market $114,900 Active 19 DOM
15. 2026-05-12
    listed $114,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,211
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,343
• Taxable income: $701
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,320/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, including new vinyl flooring. It offers a good investment opportunity with potential for further value enhancement through landscaping and interior updates.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers
• Both Interior updates — Improves the home's livability and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers ↑
• Both Interior updates — Improves the home's livability and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Adair
• NCES district ID: 4002460
• Math proficiency: 37% ▼ -17.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $51,838
• Composite: 29.32/100
• National rank: #6549
• State rank: #43 of 270 in OK

Livability — Strang

• Score: 54/100
• State rank: #591
• US rank: #24051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 578

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: Predominantly White (78%)
• Race & ethnicity: White 78% Native American 20% Two or more races 2%
• Languages at home: 91% English-only · Vietnamese 4% Spanish 2% Korean 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: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-12 Listed $114,900 FSBO.com