605 W Cummings St · Henryetta, OK 74437

$89,900

2 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 18 Days on market

Built 1930 10,009 sqft lot Est $117k · 23% 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 +25.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Step into this 1930 Craftsman style home with 3 bedrooms, 1 full bath and all the original charm! Living room offers a built-in gas stove fireplace with built-in bookshelves on each side. Large kitchen with room for a dining room table and a cute bar area and dishwasher. Stove and refrigerator stay with home. There are several of the original doors and doorknobs on the bedrooms and closets. Beautiful original wood windows and original wood flooring throughout. Front porch has the traditional Craftsman pillars and porch swing! Concrete drive in front of home for easy parking and a one-car garage in the back. Backyard is fully fenced with chainlink fencing with double gate alley access. A con

Key facts

• Porch swing
• Built-in bookshelves
• 0.23 acre lot

Tags

• BUILT-IN GAS STOVE FIREPLACE
• BUILT-IN BOOKSHELVES
• ORIGINAL WOOD WINDOWS
• ORIGINAL WOOD FLOORING
• TRADITIONAL CRAFTSMAN PILLARS
• PORCH SWING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.0% in Henryetta — 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 54/100 on livability (#589 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Henryetta (town): math 11% / reading 19% proficiency, ranked #228 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 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 $52k; list at $90k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.18% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $117,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 W Gentry St	0.17mi	3/1.5 (+1)	1,344 (+2%)	6mo	$45,000	$33	76
802 W Gentry Ave	0.13mi	3/1.0 (+1)	1,200 (-9%)	3mo	$107,000	$89	72
805 W Gentry St	0.16mi	3/1.0 (+1)	1,470 (+12%)	6mo	$65,000	$44	63
909 W Ragan St	0.57mi	3/1.5 (+1)	1,288 (-2%)	3mo	$44,500	$35	61
1018 W Merrick St	0.36mi	3/2.0 (+1)	1,392 (+6%)	9mo	$160,000	$115	57
1218 Wade Wells Dr	0.53mi	3/2.0 (+1)	1,408 (+7%)	1mo	$185,000	$131	54
1203 W Cummings St	0.45mi	3/1.0 (+1)	1,161 (-12%)	7mo	$35,000	$30	49
1007 Summitt St	0.39mi	3/2.0 (+1)	1,164 (-12%)	6mo	$60,000	$52	49
101 E Corporation St	0.74mi	3/2.0 (+1)	1,248 (-5%)	5mo	$132,000	$106	44
1507 N 5th St	0.74mi	2/1.0	1,188 (-10%)	9mo	$139,000	$117	42
1409 N 5th St	0.70mi	3/2.0 (+1)	1,452 (+10%)	1mo	$170,000	$117	41
904 W Corporation St	0.65mi	3/1.0 (+1)	1,136 (-14%)	7mo	$40,000	$35	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $62,670
• Equity at exit: $80,989

10-year hold

• IRR: 27.5%
• Equity multiple: 7.91×
• Total profit: $173,817
• Equity at exit: $174,656

Cash invested: $25,172 (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 74437

• Home prices YoY: 23.4%
• Active inventory: 90
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $215

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 75%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-23
   status Pending
2. 2026-04-15
   status Active
3. 2026-04-06
   status Pending
4. 2026-03-27
   listed $89,900 Active
5. 2005-05-06
   soldstatus $52,000
6. 1996-07-06
   soldstatus $37,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,703
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,615
• Taxable income: $1,221
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,287/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: Henryetta
• NCES district ID: 4014370
• Math proficiency: 11% ▼ -15.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $37,050
• Composite: 12.5/100
• National rank: #9624
• State rank: #228 of 270 in OK

Livability — Henryetta

• Score: 54/100
• State rank: #589
• US rank: #24020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henryetta, OK
• Population (ZIP): 9,058

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 63% Native American 18% Two or more races 14% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.61%
• Current HPI: 277.6291
• 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

+139.7% since first listed

6 events — show timeline

• 2026-04-23 Pending — MLS Technology, Inc.
• 2026-04-15 Relisted — MLS Technology, Inc.
• 2026-04-06 Pending — MLS Technology, Inc.
• 2026-03-27 Listed $89,900 MLS Technology, Inc.
• 2005-05-06 Sold (Public Records) $52,000 Public Records
• 1996-07-06 Sold (Public Records) $37,500 Public Records

Property tax history

-14.9%/yr

Latest (2025): $67 · +6.3% YoY. Source: county tax records.