110 W Carter St · Sperry, OK 74073

$145,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 8 Days on market

Built 1920 10,000 sqft lot Est $178k · 18% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +9.0/10.0
• 1% rule +6.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Great starter home or investment home with shady back yard, located near a dead end road. Recently been remodeled with new paint, roof, new hot water tank and new concrete front porch to on sit out on in the evenings. Home is located near school and is located near walking trail that runs through Sperry to Skiatook.

Key facts

• New hot water tank
• New flooring
• New paint

Tags

• NEW FLOORING
• NEW HVAC SYSTEM
• NEW PAINT
• NEW ROOF
• NEW HOT WATER TANK
• NEW CONCRETE FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads 54/100 on livability (#571 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Sperry (rural): math 21% / reading 26% proficiency, ranked #114 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sperry Es (math 30% / reading 31%, grade F, #247 of 845 statewide, top 30%, 520 students, 0% FRL); Sperry Ms (math 13% / reading 21%, grade F, #193 of 345 statewide, top 60%, 232 students, 0% FRL); Sperry Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 329 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 62 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $145,000

Questions for the listing agent

1. Built in 1920 — 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 F 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $177,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Carter St	0.00mi	2/2.0	1,216 (0%)	1mo	$146,500	$120	95
107 W Carter St	0.03mi	3/1.0 (+1)	1,226 (+1%)	2mo	$157,900	$129	91
309 W Cherry St	0.47mi	2/1.0	1,224 (+1%)	9mo	$125,000	$102	70
108 N 1st St	0.20mi	2/1.0	1,128 (-7%)	17mo	$124,900	$111	64
202 W Carter St	0.06mi	2/2.0	1,069 (-12%)	18mo	$170,000	$159	58
207 N Elgin Ave	0.43mi	3/1.0 (+1)	1,040 (-14%)	1mo	$138,000	$133	50
405 S 4th St	0.53mi	3/2.0 (+1)	1,326 (+9%)	2mo	$195,000	$147	50
410 S 1st St	0.50mi	3/2.0 (+1)	1,238 (+2%)	21mo	$180,900	$146	47
118 W Birch Pl	0.42mi	3/2.0 (+1)	1,144 (-6%)	18mo	$175,000	$153	47
41 W Ash Pl S	0.31mi	3/2.0 (+1)	1,350 (+11%)	22mo	$155,000	$115	40
539 W Cherokee St	0.64mi	3/2.0 (+1)	1,318 (+8%)	11mo	$215,000	$163	38
9890 N Osage Dr	0.49mi	3/2.0 (+1)	1,357 (+12%)	18mo	$229,500	$169	34

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

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.12×
• Total profit: $85,877
• Equity at exit: $109,410

10-year hold

• IRR: 26.4%
• Equity multiple: 6.64×
• Total profit: $228,991
• Equity at exit: $216,464

Cash invested: $40,600 (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 74073

• Home prices YoY: 3.0%
• Active inventory: 62
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $423

Break-even live

Break-even rent $1,072

Max offer price $145,000

Occupancy floor 69%

Sensitivity live

Price	-10% $505	-5% $464	+0% $423	+5% $382	+10% $167
Rent	-10% $296	-5% $359	+0% $423	+5% $486	+10% $550
Rate	-1.0pp $496	-0.5pp $460	base $423	+0.5pp $385	+1.0pp $347

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-18
   status Pending
2. 2026-04-10
   listed $145,000 Active
3. 2025-08-08
   soldstatus $120,000 Closed 317-char remark

   Show marketing remark (317 chars)

   Great starter home or investment home with shady back yard, located near a dead end road. Recently been remodeled with new paint, roof, new hot water tank and new concrete front porch to on sit out on in the evenings. Home is located near school and is located near walking trail that runs through Sperry to Skiatook.

4. 2025-08-08
   soldstatus $120,000

   Show marketing remark (317 chars)

   Great starter home or investment home with shady back yard, located near a dead end road. Recently been remodeled with new paint, roof, new hot water tank and new concrete front porch to on sit out on in the evenings. Home is located near school and is located near walking trail that runs through Sperry to Skiatook.

5. 2025-07-14
   status Pending 317-char remark

   Show marketing remark (317 chars)

   Great starter home or investment home with shady back yard, located near a dead end road. Recently been remodeled with new paint, roof, new hot water tank and new concrete front porch to on sit out on in the evenings. Home is located near school and is located near walking trail that runs through Sperry to Skiatook.

6. 2025-07-08
   price $131,000 317-char remark

   Show marketing remark (317 chars)

   Great starter home or investment home with shady back yard, located near a dead end road. Recently been remodeled with new paint, roof, new hot water tank and new concrete front porch to on sit out on in the evenings. Home is located near school and is located near walking trail that runs through Sperry to Skiatook.

7. 2025-05-30
   price $134,900 317-char remark

   Show marketing remark (317 chars)

   Great starter home or investment home with shady back yard, located near a dead end road. Recently been remodeled with new paint, roof, new hot water tank and new concrete front porch to on sit out on in the evenings. Home is located near school and is located near walking trail that runs through Sperry to Skiatook.

8. 2025-05-21
   listed $136,500 Active 317-char remark

   Show marketing remark (317 chars)

   Great starter home or investment home with shady back yard, located near a dead end road. Recently been remodeled with new paint, roof, new hot water tank and new concrete front porch to on sit out on in the evenings. Home is located near school and is located near walking trail that runs through Sperry to Skiatook.

9. 1989-12-28
   soldstatus $8,000

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$994/yr (+$83/mo · 319.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,283
• − Mortgage interest: −$8,122
• − Property taxes: −$311
• − Insurance: −$725
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,218
• Taxable income: $2,821
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $4,395/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: Sperry
• NCES district ID: 4028170
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $52,187
• Composite: 21.01/100
• National rank: #8455
• State rank: #114 of 270 in OK

Livability — Sperry

• Score: 54/100
• State rank: #571
• US rank: #23756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sperry, OK
• Population (ZIP): 5,610

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 16% Native American 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 268.133
• 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

+1712.5% since first listed

9 events — show timeline

• 2026-04-18 Pending — MLS Technology, Inc.
• 2026-04-10 Listed $145,000 MLS Technology, Inc.
• 2025-08-08 Sold (Public Records) $120,000 Public Records
• 2025-08-08 Sold (MLS) $120,000 MLS Technology, Inc.
• 2025-07-14 Pending — MLS Technology, Inc.
• 2025-07-08 Price Changed $131,000 MLS Technology, Inc.
• 2025-05-30 Price Changed $134,900 MLS Technology, Inc.
• 2025-05-21 Listed $136,500 MLS Technology, Inc.
• 1989-12-28 Sold (Public Records) $8,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $311 · +5.1% YoY. Source: county tax records.