4 W Hickory · Tryon, OK 74875

$109,500

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 21 Days on market

Built 1976 0.48 ac lot

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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 +25.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

This charming 4-bedroom 1.5 -bath home offers small-town living with impressive upgrades and functional spaces throughout. The kitchen features custom cabinetry, ample storage and a large pantry, making it a perfect blend of style and practicality ample storage and a large pantry. An office area with a separate entry provides an excellent setup for a home-based business or remote work. The property includes multiple outbuildings with electric and water. Covered back patio for morning coffee or relaxing evenings

Key facts

• Custom cabinetry
• Office area
• Large pantry

Tags

• CUSTOM CABINETRY
• LARGE PANTRY
• OFFICE AREA
• MULTIPLE OUTBUILDINGS
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#115 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Perkins-Tryon (rural): math 27% / reading 25% proficiency, ranked #95 of 270 in OK (top 35%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($757 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $107,857 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 1.07% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 3.50×
• Total profit: $76,768
• Equity at exit: $98,646

10-year hold

• IRR: 27.6%
• Equity multiple: 7.93×
• Total profit: $212,471
• Equity at exit: $212,734

Cash invested: $30,660 (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 74875

• Home prices YoY: 3.9%
• Active inventory: 7
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $270

Break-even live

Break-even rent $828

Max offer price $109,500

Occupancy floor 72%

Sensitivity live

Price	-10% $332	-5% $301	+0% $270	+5% $239	+10% $208
Rent	-10% $177	-5% $223	+0% $270	+5% $316	+10% $362
Rate	-1.0pp $325	-0.5pp $298	base $270	+0.5pp $241	+1.0pp $212

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $109,500 Active 21 DOM
2. 2026-06-18
   days on market $109,500 Active 20 DOM
3. 2026-06-17
   days on market $109,500 Active 19 DOM
4. 2026-06-16
   days on market $109,500 Active 18 DOM
5. 2026-06-15
   days on market $109,500 Active 17 DOM
6. 2026-06-14
   days on market $109,500 Active 15 DOM
7. 2026-06-13
   days on market $109,500 Active 14 DOM
8. 2026-06-10
   days on market $109,500 Active 12 DOM
9. 2026-06-09
   days on market $109,500 Active 11 DOM
10. 2026-06-08
    days on market $109,500 Active 10 DOM
11. 2026-06-07
    days on market $109,500 Active 9 DOM
12. 2026-06-05
    days on market $109,500 Active 6 DOM
13. 2026-06-02
    days on market $109,500 Active 4 DOM
14. 2026-06-01
    days on market $109,500 Active 3 DOM
15. 2026-05-31
    days on market $109,500 Active 2 DOM
16. 2026-02-11
    status Pending
17. 2025-10-27
    listed $129,500 Active
18. 2025-10-23
    historical
19. 2025-06-24
    listed $135,500 Active
20. 2025-03-28
    price $145,000
21. 2025-02-12
    price $149,500
22. 2025-01-19
    price $156,500
23. 2022-12-14
    soldstatus $130,000
24. 2022-11-30
    soldstatus $129,900
25. 2022-08-26
    listed $129,900

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $985 · $82/mo
• Expected delta: +$574/yr (+$48/mo · 139.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,032
• − Mortgage interest: −$6,134
• − Property taxes: −$411
• − Insurance: −$548
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,185
• Taxable income: $1,509
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,874/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: Perkins-Tryon
• NCES district ID: 4023800
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $45,687
• Composite: 22.49/100
• National rank: #8098
• State rank: #95 of 270 in OK

Livability — Tryon

• Score: 66/100
• State rank: #115
• US rank: #11879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tryon, OK
• City population: 997
• Population (ZIP): 997

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Native American 6% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 1% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.36%
• Current HPI: 274.4842
• 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

-0.3% since first listed

10 events — show timeline

• 2026-02-11 Pending — SBOR
• 2025-10-27 Listed $129,500 SBOR
• 2025-10-23 Listing Removed — MLS Technology, Inc.
• 2025-06-24 Listed $135,500 MLS Technology, Inc.
• 2025-03-28 Price Changed $145,000 SBOR
• 2025-02-12 Price Changed $149,500 SBOR
• 2025-01-19 Price Changed $156,500 SBOR
• 2022-12-14 Sold (Public Records) $130,000 Public Records
• 2022-11-30 Sold (MLS) $129,900 SBOR
• 2022-08-26 Listed $129,900 SBOR

Property tax history

+8.5%/yr

Latest (2025): $411 · +8.2% YoY. Source: county tax records.