911 Jackson St · Perry, OK 73077

$95,000

3 bd · 2.0 ba · 1,876 sqft · SingleFamily public records

Built 1940 8,712 sqft lot Est $186k · 49% under

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.4/10.0

Listing remarks MLS

Looking for space? Check out this adorable and affordable home on Jackson in Perry: Over 1870+ sq ft! This home has 3BDs and 1.5 baths with 1 bedroom on main floor near full bath and 2 up w 1/2 bath. TWO living areas. Well maintained with many updates since 2005. Quaint and private backyard with detached garage and extra bonus space (workshop/she-shed) Includes refrigerator and range. Sellers are offering $2,000 in buyer concessions!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 68/100 on livability (#78 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Perry (rural): math 22% / reading 29% proficiency, ranked #102 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Noble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Noble County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $95,000

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 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: 1.29% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $185,724
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Kaw	0.07mi	3/3.0	2,142 (+14%)	2mo	$224,900	$105	67
915 N 9th St	0.05mi	3/1.0	1,633 (-13%)	12mo	$120,750	$74	62
1415 Country Clb	0.50mi	3/2.0	1,680 (-10%)	1mo	$189,900	$113	59
734 Ivanhoe	0.20mi	2/1.5 (-1)	1,611 (-14%)	3mo	$159,000	$99	58
1715 N 9th St	0.65mi	3/2.0	1,838 (-2%)	11mo	$250,000	$136	57
523 N 10th	0.36mi	4/2.0 (+1)	2,122 (+13%)	2mo	$175,000	$82	54
1403 Pecan St	0.57mi	3/1.0	1,681 (-10%)	11mo	$160,000	$95	43
805 Cedar St	0.59mi	4/1.0 (+1)	2,031 (+8%)	10mo	$10,000	$5	42
411 Grove St	0.63mi	3/2.0	1,672 (-11%)	23mo	$249,900	$149	33

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: 1.24×
• Total profit: $6,506
• Equity at exit: $14,165

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $33,858
• Equity at exit: $8,214

Cash invested: $26,600 (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 73077

• Home prices YoY: -3.9%
• Active inventory: 40
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $344

Break-even live

Break-even rent $787

Max offer price $95,000

Occupancy floor 67%

Sensitivity live

Price	-10% $398	-5% $371	+0% $344	+5% $317	+10% $290
Rent	-10% $247	-5% $296	+0% $344	+5% $392	+10% $440
Rate	-1.0pp $392	-0.5pp $368	base $344	+0.5pp $319	+1.0pp $294

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   historical
2. 2026-04-23
   listed $95,000
3. 2020-08-11
   soldstatus $85,000
4. 2020-08-10
   soldstatus $85,000 442-char remark

   Show marketing remark (442 chars)

   Looking for space? Check out this adorable and affordable home on Jackson in Perry: Over 1870+ sq ft! This home has 3BDs and 1.5 baths with 1 bedroom on main floor near full bath and 2 up w 1/2 bath. TWO living areas. Well maintained with many updates since 2005. Quaint and private backyard with detached garage and extra bonus space (workshop/she-shed) Includes refrigerator and range. Sellers are offering $2,000 in buyer concessions!

5. 2020-06-17
   listed $87,000 442-char remark

   Show marketing remark (442 chars)

   Looking for space? Check out this adorable and affordable home on Jackson in Perry: Over 1870+ sq ft! This home has 3BDs and 1.5 baths with 1 bedroom on main floor near full bath and 2 up w 1/2 bath. TWO living areas. Well maintained with many updates since 2005. Quaint and private backyard with detached garage and extra bonus space (workshop/she-shed) Includes refrigerator and range. Sellers are offering $2,000 in buyer concessions!

6. 2005-09-27
   soldstatus $60,000
7. 1995-03-16
   soldstatus $42,000

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,670
• − Mortgage interest: −$5,321
• − Property taxes: −$1,009
• − Insurance: −$475
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,764
• Taxable income: $2,753
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,466/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: Perry
• NCES district ID: 4023850
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,886
• Composite: 21.86/100
• National rank: #8239
• State rank: #102 of 270 in OK

Livability — Perry

• Score: 68/100
• State rank: #78
• US rank: #10029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, OK
• Population (ZIP): 6,235

Population outlook (Noble County) Hauer SSP2

• Today (2025): 11,554 people
• By 2030: 11,506 · -0.4%
• By 2040: 11,345 · -1.8%
• By 2050: 11,128 · -3.7%
• By 2075: 10,658 · -7.8%
• By 2100: 9,623 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 3% Black 2% Native American 1%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+57.4) · D 20.4% · R 77.7% · Other 1.9%
• 2008→2024 swing: -3.8pp toward R · 2008: -53.6pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+57.1 2016: R+57.6 2012: R+50.6 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.14%
• Current HPI: 227.4711
• 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

+126.2% since first listed

7 events — show timeline

• 2026-05-14 Delisted — SBOR
• 2026-04-23 Listed $95,000 SBOR
• 2020-08-11 Sold (Public Records) $85,000 Public Records
• 2020-08-10 Sold (MLS) $85,000 SBOR
• 2020-06-17 Listed $87,000 SBOR
• 2005-09-27 Sold (Public Records) $60,000 Public Records
• 1995-03-16 Sold (Public Records) $42,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,009 · +0.8% YoY. Source: county tax records.