1404 Country Clb · Perry, OK 73077

$133,500

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 13 Days on market

Built 1957 9,825 sqft lot Est $139k · at est.

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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 +16.1/30.0
• ARV discount +9.3/15.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• 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

Bring your paintbrushes and toolbox! This is a great investment property for investors, rehabbers, or someone looking to downsize and create their own vision for this solid house! At just over 1,300 SF there are 3 bedrooms, 1 bathroom, spacious kitchen, dining area, and fenced backyard. Property highlights include newer HVAC, roof <4 years old, wood floors, complete appliance package, and large closets in bedrooms. A portion of the garage has been converted into a spacious utility/laundry room with the remaining portion being used for extra storage or smaller lawn/garden equipment. Rent potential of $900/month. 30 minutes to Stillwater/OSU and 45 minutes to Edmond/OKC areas. Buyer's agen

Key facts

• Wood floors
• Large closets
• Converted garage

Tags

• FENCED BACKYARD
• SPACIOUS UTILITY LAUNDRY ROOM
• COMPLETE APPLIANCE PACKAGE
• WOOD FLOORS
• LARGE CLOSETS
• CONVERTED GARAGE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Exterior features: Composition roof; Lot approximately 131' x 75'; Located in a single-residential zoned neighborhood (Single Residential Perry)

Interior

• Kitchen: Includes dishwasher, range, refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating (natural gas)
• Interior features: Dishwasher; Range; Refrigerator; Central air conditioning; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $68 ($815/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 $112k (16.3% below list).
• Recommended offer: $112k (16.3% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: Perry Es (math 28% / reading 34%, grade F, #244 of 845 statewide, top 29%, 552 students, 0% FRL); Perry Jhs (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 165 students, 0% FRL); Perry Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 298 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $923 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $134k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $111,682 (16.3% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $139,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Locust St	0.23mi	2/1.0 (-1)	1,209 (-8%)	2mo	$146,000	$121	70
512 Ivanhoe	0.54mi	3/2.0	1,347 (+3%)	2mo	$130,000	$97	65
1105 Holly St	0.64mi	3/1.0	1,314 (+0%)	8mo	$28,000	$21	63
1708 Primrose Ln	0.55mi	3/2.0	1,215 (-7%)	4mo	$90,000	$74	55
1208 Holly St	0.73mi	3/1.5	1,275 (-3%)	7mo	$39,000	$31	54
727 7th St	0.57mi	4/2.0 (+1)	1,404 (+7%)	2mo	$10,500	$7	51
916 Holly St	0.61mi	3/1.0	1,174 (-10%)	4mo	$125,000	$106	51
1303 N 14th	0.59mi	3/1.5	1,154 (-12%)	1mo	$127,000	$110	50
1111 N 13th	0.56mi	2/1.0 (-1)	1,203 (-8%)	7mo	$124,000	$103	49
1114 Rose Ter	0.42mi	2/2.0 (-1)	1,168 (-11%)	8mo	$130,000	$111	46
204 E Maple Ave	0.62mi	4/1.5 (+1)	1,428 (+9%)	6mo	$157,000	$110	44
422 Grove St	0.74mi	3/2.0	1,450 (+10%)	2mo	$175,000	$121	43

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-17,357
• Equity at exit: $19,905

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-9,747
• Equity at exit: $11,543

Cash invested: $37,380 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$700
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $68

Break-even live

Break-even rent $1,031

Max offer price $133,500

Occupancy floor 89%

Sensitivity live

Price	-10% $143	-5% $106	+0% $68	+5% $30	+10% $-8
Rent	-10% $-20	-5% $24	+0% $68	+5% $112	+10% $156
Rate	-1.0pp $135	-0.5pp $102	base $68	+0.5pp $33	+1.0pp $-2

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: $33,375
• Closing costs: $4,005
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $133,500 Active 13 DOM
2. 2026-06-18
   days on market $133,500 Active 12 DOM
3. 2026-06-17
   days on market $133,500 Active 11 DOM
4. 2026-06-16
   days on market $133,500 Active 10 DOM
5. 2026-06-15
   days on market $133,500 Active 9 DOM
6. 2026-06-14
   days on market $133,500 Active 7 DOM
7. 2026-06-13
   days on market $133,500 Active 6 DOM
8. 2026-06-10
   days on market $133,500 Active 4 DOM
9. 2026-06-09
   days on market $133,500 Active 3 DOM
10. 2026-06-08
    days on market $133,500 Active 2 DOM
11. 2026-06-07
    remarks 696-char remark
12. 2026-06-07
    listed $133,500 Active 1 DOM

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $1,202 · $100/mo
• Expected delta: +$498/yr (+$41/mo · 70.7%)

ⓘ 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 3% 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: $13,402
• − Mortgage interest: −$7,478
• − Property taxes: −$704
• − Insurance: −$668
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,884
• Taxable loss: −$1,476
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,169/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

+122.5% since first listed

2 events — show timeline

• 2026-06-06 Listed $133,500 SBOR
• 2011-12-28 Sold (Public Records) $60,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $704 · +5.5% YoY. Source: county tax records.