905 W Beech · Durant, OK 74701

$127,500

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 137 Days on market

Built 1938 7,250 sqft lot Est $142k · 10% under

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Why this score? — see what drove the C+ 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 +26.2/30.0
• ARV discount +12.1/15.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Northern Exposure

Key facts

• Remodeled
• Fresh paint
• Stylish fixtures

Tags

• REMODELED
• WELCOMING FRONT PORCH
• NEW VINYL SIDING
• FRESH PAINT
• STYLISH FIXTURES
• COZY NEW CARPETING

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Shed(s) / storage; Chain link fencing

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; Stone counters; High ceilings; Ceiling fan(s); Vinyl windows; Electric oven/range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.1% in Durant — 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 62/100 on livability (#262 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools D-.
• Durant (town): math 30% / reading 37% proficiency, ranked #49 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 309 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $128k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $142,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 N 8th	0.08mi	3/2.0	1,228 (+6%)	6mo	$168,000	$137	77
421 W Arkansas	0.40mi	3/2.0	1,212 (+5%)	1mo	$167,000	$138	69
1319 W Louisiana St	0.49mi	3/2.0	1,168 (+1%)	4mo	$195,000	$167	68
411 N 7th Ave	0.18mi	2/2.0 (-1)	1,259 (+9%)	2mo	$38,000	$30	66
724 N 7th	0.38mi	3/2.0	1,256 (+9%)	2mo	$190,000	$151	62
610 S 13th	0.63mi	3/2.0	1,200 (+4%)	4mo	$148,000	$123	57
1822 W Elm St	0.67mi	3/1.0	1,232 (+7%)	1mo	$51,277	$42	57
515 W Pine	0.48mi	2/1.0 (-1)	1,246 (+8%)	4mo	$134,000	$108	56
723 W Locust St	0.29mi	2/1.0 (-1)	990 (-14%)	4mo	$106,000	$107	55
409 W Arkansas	0.42mi	3/1.0	1,008 (-13%)	6mo	$118,000	$117	54
923 N 12th Ave	0.49mi	2/1.0 (-1)	1,030 (-11%)	1mo	$165,000	$160	53
418 W Georgia	0.70mi	2/1.5 (-1)	1,200 (+4%)	6mo	$148,000	$123	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,126
• Equity at exit: $19,011

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $7,225
• Equity at exit: $11,024

Cash invested: $35,700 (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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 309
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $323

Break-even live

Break-even rent $957

Max offer price $127,500

Occupancy floor 71%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 W University Blvd Durant, OK	1.0–2.0	1.0	803	$1,000	$1.25	21d	6	1.05mi
112 Wilson St Durant, OK	2.0–3.0	1.0–2.0	901	$975	$1.08	21d	5	1.20mi

Listing history 21 events

1. 2026-05-05
   status Pending
2. 2026-04-28
   price $127,500
3. 2026-03-09
   status Active
4. 2026-02-12
   status Pending
5. 2026-01-26
   price $134,000
6. 2025-11-24
   status Active
7. 2025-11-24
   listed $139,000 Active
8. 2025-11-01
   historical
9. 2025-08-25
   status Pending
10. 2025-08-18
    status Active
11. 2025-07-21
    status Pending
12. 2025-05-06
    price $139,000
13. 2025-04-25
    price $144,000
14. 2025-03-24
    price $147,500
15. 2025-02-17
    price $152,900
16. 2024-11-01
    listed $159,900 Active
17. 2014-04-17
    soldstatus $40,000
18. 2014-04-11
    soldstatus $49,000 17-char remark

    Show marketing remark (17 chars)

    Northern Exposure

19. 2014-03-07
    listed $43,000 17-char remark

    Show marketing remark (17 chars)

    Northern Exposure

20. 2010-07-29
    soldstatus $21,000
21. 1997-05-22
    soldstatus $16,500

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$738/yr (+$61/mo · 179.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,394
• − Mortgage interest: −$7,142
• − Property taxes: −$410
• − Insurance: −$638
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,709
• Taxable income: $1,872
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,431/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: Durant
• NCES district ID: 4010350
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $35,850
• Composite: 27.73/100
• National rank: #6903
• State rank: #49 of 270 in OK

Livability — Durant

• Score: 62/100
• State rank: #262
• US rank: #17020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durant, OK
• County: Bryan County · 27,497 people
• City population: 27,497
• Metro: Durant, OK
• Population (ZIP): 27,497
• Household income: $58,036
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 759.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Native American 14% Two or more races 13% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.66%
• Current HPI: 303.3877
• Rent YoY: ▼ -0.13%
• Metro: Durant, OK
• 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

+672.7% since first listed

21 events — show timeline

• 2026-05-05 Pending — MLS Technology, Inc.
• 2026-04-28 Price Changed $127,500 MLS Technology, Inc.
• 2026-03-09 Relisted — MLS Technology, Inc.
• 2026-02-12 Pending — MLS Technology, Inc.
• 2026-01-26 Price Changed $134,000 MLS Technology, Inc.
• 2025-11-24 Relisted — MLS Technology, Inc.
• 2025-11-24 Listed $139,000 MLS Technology, Inc.
• 2025-11-01 Listing Removed — MLS Technology, Inc.
• 2025-08-25 Pending — MLS Technology, Inc.
• 2025-08-18 Relisted — MLS Technology, Inc.
• 2025-07-21 Pending — MLS Technology, Inc.
• 2025-05-06 Price Changed $139,000 MLS Technology, Inc.
• 2025-04-25 Price Changed $144,000 MLS Technology, Inc.
• 2025-03-24 Price Changed $147,500 MLS Technology, Inc.
• 2025-02-17 Price Changed $152,900 MLS Technology, Inc.
• 2024-11-01 Listed $159,900 MLS Technology, Inc.
• 2014-04-17 Sold (Public Records) $40,000 Public Records
• 2014-04-11 Sold (MLS) $49,000 MLS Technology, Inc.
• 2014-03-07 Listed $43,000 MLS Technology, Inc.
• 2010-07-29 Sold (Public Records) $21,000 Public Records
• 1997-05-22 Sold (Public Records) $16,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $410 · -2.8% YoY. Source: county tax records.