12 Founders Ln · Durant, OK 74701

$89,900

1 bd · 1.0 ba · 1,000 sqft · SingleFamily · 118 Days on market

Built 2016 0.50 ac lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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

Located at 12 Founder’s Lane in Durant, OK, this inviting corner-lot property offers space, flexibility, and a setting you’ll love coming home to. Situated in a well-established, desirable subdivision in Durant, this home provides both privacy and convenience with easy access to local amenities, schools, and shopping. This property is a converted garage, thoughtfully transformed into living quarters - downstairs you will find a large living area/kithcn/dining combo, 3/4 bath and utility area and upstairs features one large bedroom. Positioned on a spacious corner lot, the property benefits from added yard space. Mature trees provide natural character, creating a welcoming outdoo

Key facts

• Large living area
• Converted garage
• Added yard space

Tags

• CORNER LOT
• CONVERTED GARAGE
• LARGE LIVING AREA
• MATURE TREES
• TWO STORAGE BUILDINGS
• ADDED YARD SPACE

Property features AI

Finance

• HOA & community: Community gutter(s) feature

Exterior

• Parking: Dirt driveway parking
• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Aerobic septic system
• Home design: Two-story home; Faces north; Slab foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Dirt driveway; Rain gutters; Satellite dish; Shed(s) / storage; Corner lot; Cul-de-sac lot location; Mature trees

Interior

• Kitchen: Eat-in kitchen; Microwave
• Bedrooms: Bedroom on the second floor
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom; Hall bath with shower only
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet available; Laminate counters; Ceiling fan(s); Electric oven and range connections; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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+, amenities F.
• 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.
• Zoned schools: Washington Irving Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 435 students, 0% FRL); Durant Intermediate Es (math 24% / reading 36%, grade F, #49 of 345 statewide, top 15%, 615 students, 0% FRL); Durant Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 956 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 310 active listings in the ZIP; 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 $622 of loan paydown is wiped out by about $3k 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 118 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $90k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-5,916
• Equity at exit: $13,404

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,096
• Equity at exit: $7,773

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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 310
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $928 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $179

Break-even live

Break-even rent $702

Max offer price $89,900

Occupancy floor 76%

Sensitivity live

Price	-10% $230	-5% $204	+0% $179	+5% $154	+10% $128
Rent	-10% $106	-5% $142	+0% $179	+5% $216	+10% $252
Rate	-1.0pp $224	-0.5pp $202	base $179	+0.5pp $156	+1.0pp $132

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 15 events

1. 2026-06-13
   status $89,900 Pending 118 DOM
2. 2026-06-12
   days on market $89,900 Active 118 DOM
3. 2026-06-09
   days on market $89,900 Active 115 DOM
4. 2026-06-08
   days on market $89,900 Active 114 DOM
5. 2026-06-07
   days on market $89,900 Active 113 DOM
6. 2026-06-07
   days on market $89,900 Active 112 DOM
7. 2026-06-03
   days on market $89,900 Active 109 DOM
8. 2026-06-02
   days on market $89,900 Active 108 DOM
9. 2026-06-01
   days on market $89,900 Active 107 DOM
10. 2026-05-31
    days on market $89,900 Active 106 DOM
11. 2026-05-30
    days on market $89,900 Active 105 DOM
12. 2026-04-17
    price $89,900
13. 2026-02-14
    listed $100,000 Active
14. 2015-10-01
    listed $13,500
15. 2015-09-30
    soldstatus $13,500

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$264/yr (+$22/mo · 48.5%)

ⓘ 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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $11,139
• − Mortgage interest: −$5,036
• − Property taxes: −$545
• − Insurance: −$450
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$2,615
• Taxable income: $711
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $1,977/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

• 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

+565.9% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $89,900 MLS Technology, Inc.
• 2026-02-14 Listed $100,000 MLS Technology, Inc.
• 2015-10-01 Listed $13,500 MLS Technology, Inc.
• 2015-09-30 Sold (MLS) $13,500 MLS Technology, Inc.

Property tax history

+45.3%/yr

Latest (2025): $545 · -14.8% YoY. Source: county tax records.