704 S Pennsylvania Ave · Drumright, OK 74030

$62,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 95 Days on market

Built 1966 0.51 ac lot Est $95k · 34% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

HUGE CORNER LOT with nearly 1300sf bungalow! Large covered front porch and small covered back porch. 2 bedrooms with extra room (no closet) for 3rd BR or office. Some hardwood flooring, spacious living room, woodburning stove in dining area. Enclosed porch for flex space/den/library. 2 detached buildings for vehicle storage or workshop area.

Key facts

• Covered front porch
• Detached buildings
• Woodburning stove

Tags

• CORNER LOT
• COVERED FRONT PORCH
• COVERED BACK PORCH
• WOODBURNING STOVE
• ENCLOSED PORCH
• DETACHED BUILDINGS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built (year per public records); Wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered, enclosed porch; Shed(s); Pipe fencing; Storm shelter; Corner lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning; Has cooling and heating
• Interior features: Casement windows; Laminate counters; No additional interior features listed
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#102 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools F, amenities F, commute F.
• Drumright (rural): math 24% / reading 25% proficiency, ranked #353 of 513 in OK (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($429 loan paydown + $705 appreciation (1.1% local appreciation)).
• At projected returns (1.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $62k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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?
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: 1.94% ✓
• Cap rate: 17.21%
• Cash-on-cash: 39.00%
• DSCR: 2.74
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $94,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 W Broadway St	0.39mi	3/2.0	1,236 (-5%)	5mo	$37,000	$30	70
403 S Cimarron Ave	0.22mi	2/1.5 (-1)	1,140 (-12%)	3mo	$110,000	$96	61
608 W Noble	0.33mi	3/1.0	1,345 (+4%)	18mo	$70,800	$53	60
400 S Ohio St	0.23mi	3/1.0	1,430 (+10%)	11mo	$104,000	$73	58
510 S Grand Ave	0.17mi	2/1.0 (-1)	1,138 (-12%)	10mo	$125,000	$110	55
721 W Broadway St	0.57mi	3/1.5	1,163 (-10%)	4mo	$127,000	$109	51
106 E 1st St	0.08mi	3/1.0	1,110 (-14%)	21mo	$55,000	$50	51
401 S Tucker Ave	0.55mi	3/1.0	1,210 (-7%)	13mo	$80,000	$66	49
526 S Creek St	0.22mi	2/1.5 (-1)	1,178 (-9%)	22mo	$100,000	$85	49
600 E 2nd St	0.50mi	3/1.0	1,372 (+6%)	22mo	$69,900	$51	44
708 W Noble St	0.40mi	2/1.0 (-1)	1,144 (-12%)	23mo	$129,900	$114	33
512 N Creek Ave	0.69mi	3/1.0	1,463 (+13%)	14mo	$70,000	$48	31

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.7%
• Equity multiple: 3.16×
• Total profit: $37,503
• Equity at exit: $21,606

10-year hold

• IRR: 43.5%
• Equity multiple: 6.25×
• Total profit: $91,059
• Equity at exit: $29,057

Cash invested: $17,360 (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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $564

Break-even live

Break-even rent $492

Max offer price $62,000

Occupancy floor 48%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   status $62,000 Pending 95 DOM
2. 2026-06-08
   days on market $62,000 Active 95 DOM
3. 2026-06-08
   days on market $62,000 Active 94 DOM
4. 2026-06-05
   days on market $62,000 Active 92 DOM
5. 2026-06-04
   days on market $62,000 Active 90 DOM
6. 2026-06-02
   days on market $62,000 Active 89 DOM
7. 2026-06-01
   days on market $62,000 Active 88 DOM
8. 2026-05-31
   days on market $62,000 Active 87 DOM
9. 2026-05-17
   status Active
10. 2026-04-11
    status Pending
11. 2026-03-10
    status Active
12. 2026-03-10
    price $62,000
13. 2026-02-18
    status Pending
14. 2026-01-09
    listed $69,000 Active
15. 2025-12-30
    historical
16. 2025-11-18
    listed $69,000 Active
17. 2013-05-08
    soldstatus $35,000

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $558 · $46/mo
• Expected delta: +$109/yr (+$9/mo · 24.3%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $14,470
• − Mortgage interest: −$3,473
• − Property taxes: −$449
• − Insurance: −$310
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$1,804
• Taxable income: $6,119
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $5,302/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: Drumright
• NCES district ID: 4010200
• Math proficiency: 24% ▲ 7.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $35,602
• Composite: 23.33/100
• National rank: #13308
• State rank: #353 of 513 in OK

Livability — Drumright

• Score: 66/100
• State rank: #102
• US rank: #11324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drumright, OK
• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

+77.1% since first listed

9 events — show timeline

• 2026-05-17 Relisted — MLS Technology, Inc.
• 2026-04-11 Pending — MLS Technology, Inc.
• 2026-03-10 Relisted — MLS Technology, Inc.
• 2026-03-10 Price Changed $62,000 MLS Technology, Inc.
• 2026-02-18 Pending — MLS Technology, Inc.
• 2026-01-09 Listed $69,000 MLS Technology, Inc.
• 2025-12-30 Listing Removed — MLS Technology, Inc.
• 2025-11-18 Listed $69,000 MLS Technology, Inc.
• 2013-05-08 Sold (Public Records) $35,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $449 · +3.7% YoY. Source: county tax records.