310 N Sawyer St · Pryor Creek, OK 74361

$130,520

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 6 Days on market

Built 1940 5,263 sqft lot Est $116k · 13% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming well kept home with new carpet features cozy kitchen, walk in closet in master bedroom, fenced yard and double driveway for off street parking. See to appreciate this adorable home that has been well maintained.

Key facts

• 5,263 sq ft lot
• Built 1940
• Listed 6 days

Property features AI

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built (year per public records); HardiPlank-type siding; Wood frame construction; Metal roof
• Exterior features: Concrete driveway; Patio; Shed(s); Pergola; Chain link fencing

Interior

• Kitchen: Microwave; Oven; Range; Stove
• Bedrooms: Master bedroom with walk-in closet (first level); Two additional bedrooms (first level)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom (hall/full, first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Insulated doors; Accessible doors; Laminate counters; Ceiling fan(s); Electric oven and range connections
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Gas water heater; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $129k (1.5% below list).
• Recommended offer: $129k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 2 comparable units currently listed for rent nearby; 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 $902 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $92k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $128,526 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $115,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N Rowe	0.32mi	3/1.0	945 (+4%)	1mo	$51,000	$54	78
305 N Kentucky St	0.14mi	3/1.0	912 (0%)	18mo	$141,350	$155	78
319 N Coo-y-yah St N	0.25mi	3/1.0	960 (+5%)	8mo	$134,000	$140	73
5 S Orphan St	0.48mi	2/1.0 (-1)	936 (+3%)	2mo	$24,900	$27	67
316 N Ora St	0.06mi	3/1.0	996 (+9%)	19mo	$112,950	$113	66
401 N Orphan St	0.06mi	2/1.0 (-1)	806 (-12%)	9mo	$105,000	$130	65
407 N Ora St	0.12mi	2/1.0 (-1)	792 (-13%)	9mo	$110,000	$139	60
201 N Indianola St	0.21mi	2/1.0 (-1)	784 (-14%)	6mo	$75,200	$96	57
300 N Fairland St	0.19mi	2/1.0 (-1)	988 (+8%)	20mo	$77,000	$78	56
114 S Ora St	0.66mi	3/1.0	936 (+3%)	15mo	$157,000	$168	52
103 S Vann	0.72mi	2/0.5 (-1)	1,008 (+10%)	15mo	$75,000	$74	30
202 S Ora St	0.72mi	2/1.0 (-1)	1,032 (+13%)	17mo	$131,500	$127	25

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-8,603
• Equity at exit: $19,461

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $8,576
• Equity at exit: $11,285

Cash invested: $36,546 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$684
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $198

Break-even live

Break-even rent $1,035

Max offer price $130,520

Occupancy floor 80%

Sensitivity live

Price	-10% $271	-5% $234	+0% $198	+5% $161	+10% $124
Rent	-10% $96	-5% $147	+0% $198	+5% $248	+10% $299
Rate	-1.0pp $263	-0.5pp $231	base $198	+0.5pp $164	+1.0pp $129

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: $32,630
• Closing costs: $3,916
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.30mi
1220 SE 9th St Pryor, OK	2.0–3.0	1.0–1.5	909	$1,469	$1.62	2d	5	1.44mi

Listing history 9 events

1. 2026-05-21
   listed $130,520 Active
2. 2021-11-19
   soldstatus $92,000 Closed 220-char remark

   Show marketing remark (220 chars)

   Charming well kept home with new carpet features cozy kitchen, walk in closet in master bedroom, fenced yard and double driveway for off street parking. See to appreciate this adorable home that has been well maintained.

3. 2021-10-12
   status Pending 220-char remark

   Show marketing remark (220 chars)

   Charming well kept home with new carpet features cozy kitchen, walk in closet in master bedroom, fenced yard and double driveway for off street parking. See to appreciate this adorable home that has been well maintained.

4. 2021-09-27
   price $92,500 220-char remark

   Show marketing remark (220 chars)

   Charming well kept home with new carpet features cozy kitchen, walk in closet in master bedroom, fenced yard and double driveway for off street parking. See to appreciate this adorable home that has been well maintained.

5. 2021-09-15
   listed $98,500 Active 220-char remark

   Show marketing remark (220 chars)

   Charming well kept home with new carpet features cozy kitchen, walk in closet in master bedroom, fenced yard and double driveway for off street parking. See to appreciate this adorable home that has been well maintained.

6. 2013-01-10
   soldstatus $56,500
7. 2013-01-09
   soldstatus $56,500 219-char remark

   Show marketing remark (219 chars)

   Cute 3/1 home that has been completely remodeled inside/out new carpet, paint, AC/Heat, plumbing, appliances, ect, double drive for off street parking and partially fenced yard. Close to shopping and downtown businesses

8. 2012-12-17
   historical 219-char remark

   Show marketing remark (219 chars)

   Cute 3/1 home that has been completely remodeled inside/out new carpet, paint, AC/Heat, plumbing, appliances, ect, double drive for off street parking and partially fenced yard. Close to shopping and downtown businesses

9. 2012-08-10
   listed $63,000 219-char remark

   Show marketing remark (219 chars)

   Cute 3/1 home that has been completely remodeled inside/out new carpet, paint, AC/Heat, plumbing, appliances, ect, double drive for off street parking and partially fenced yard. Close to shopping and downtown businesses

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,175 · $98/mo
• Expected delta: +$227/yr (+$19/mo · 23.9%)

ⓘ 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: $15,423
• − Mortgage interest: −$7,311
• − Property taxes: −$948
• − Insurance: −$653
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,797
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,311/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

+107.2% since first listed

9 events — show timeline

• 2026-05-21 Listed $130,520 MLS Technology, Inc.
• 2021-11-19 Sold (MLS) $92,000 MLS Technology, Inc.
• 2021-10-12 Pending — MLS Technology, Inc.
• 2021-09-27 Price Changed $92,500 MLS Technology, Inc.
• 2021-09-15 Listed $98,500 MLS Technology, Inc.
• 2013-01-10 Sold (Public Records) $56,500 Public Records
• 2013-01-09 Sold (MLS) $56,500 MLS Technology, Inc.
• 2012-12-17 Listing Removed — MLS Technology, Inc.
• 2012-08-10 Listed $63,000 MLS Technology, Inc.

Property tax history

+5.7%/yr

Latest (2025): $948 · +5.0% YoY. Source: county tax records.