206 S Ora St · Pryor Creek, OK 74361

$95,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 27 Days on market

Built 1968 7,000 sqft lot Est $94k · at est.

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.1/15.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute bungalow has had many updates including new electrical, drain plumbing, storm doors and hardwood floors. Great for 1st time home or someone wanting to downsize. NICE HOME - NICE NEIGHBORHOOD.

Key facts

• Chain-link fencing
• 7,000 sq ft lot
• Garage

Tags

• FULLY FENCED BACKYARD
• CHAIN-LINK FENCING

Property features AI

Exterior

• Parking: Attached garage with shelving (1-car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built (year per public records); Vinyl siding with wood frame construction; Metal roof
• Exterior features: Covered porch; Gravel driveway; Shed(s); Chain link fencing; Mature trees on lot

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave; Oven/Range/Stove; Refrigerator; Plumbed for ice maker
• Bedrooms: Primary and additional bedrooms located on the first floor
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom with bathtub (hall bath) on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Cable TV ready; Ceiling fans; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room on the first floor (in garage area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.9% in Pryor Creek — 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 69/100 on livability (#51 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Pryor (town): math 24% / reading 21% proficiency, ranked #143 of 270 in OK (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 159 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Mayes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mayes County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago 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 $95k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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 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?
4. 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?
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: 1.11% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $94,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 SE 2nd Ct	0.06mi	2/1.0	768 (+14%)	12mo	$72,000	$94	63
902 SE 1st St	0.18mi	2/1.0	770 (+15%)	5mo	$120,000	$156	63
125 N Elliott St	0.56mi	2/1.0	760 (+13%)	3mo	$80,000	$105	50
108 N Ora	0.46mi	2/1.0	752 (+12%)	18mo	$105,000	$140	44

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,534
• Equity at exit: $14,165

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $23,019
• Equity at exit: $8,214

Cash invested: $26,600 (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 74361

• Active inventory: 159
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $266

Break-even live

Break-even rent $714

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 S Elliott St Pryor, OK	1.0–2.0	1.0–2.0	870	$1,275	$1.47	1d	1	1.14mi

Listing history 37 events

1. 2026-06-18
   days on market $95,000 Active 27 DOM
2. 2026-06-17
   days on market $95,000 Active 26 DOM
3. 2026-06-16
   days on market $95,000 Active 25 DOM
4. 2026-06-15
   days on market $95,000 Active 24 DOM
5. 2026-06-14
   days on market $95,000 Active 22 DOM
6. 2026-06-13
   days on market $95,000 Active 21 DOM
7. 2026-06-10
   days on market $95,000 Active 19 DOM
8. 2026-06-09
   days on market $95,000 Active 18 DOM
9. 2026-06-08
   days on market $95,000 Active 17 DOM
10. 2026-06-07
    days on market $95,000 Active 16 DOM
11. 2026-06-05
    days on market $95,000 Active 13 DOM
12. 2026-06-03
    days on market $95,000 Active 12 DOM
13. 2026-06-02
    days on market $95,000 Active 11 DOM
14. 2026-06-01
    days on market $95,000 Active 10 DOM
15. 2026-05-31
    days on market $95,000 Active 9 DOM
16. 2026-05-31
    days on market $95,000 Active 8 DOM
17. 2026-05-22
    listed $95,000 Active
18. 2006-09-13
    soldstatus $51,500 201-char remark

    Show marketing remark (201 chars)

    This cute bungalow has had many updates including new electrical, drain plumbing, storm doors and hardwood floors. Great for 1st time home or someone wanting to downsize. NICE HOME - NICE NEIGHBORHOOD.

19. 2006-09-13
    soldstatus $51,000

    Show marketing remark (201 chars)

    This cute bungalow has had many updates including new electrical, drain plumbing, storm doors and hardwood floors. Great for 1st time home or someone wanting to downsize. NICE HOME - NICE NEIGHBORHOOD.

20. 2006-08-07
    historical 201-char remark

    Show marketing remark (201 chars)

    This cute bungalow has had many updates including new electrical, drain plumbing, storm doors and hardwood floors. Great for 1st time home or someone wanting to downsize. NICE HOME - NICE NEIGHBORHOOD.

21. 2006-06-21
    listed $49,500 201-char remark

    Show marketing remark (201 chars)

    This cute bungalow has had many updates including new electrical, drain plumbing, storm doors and hardwood floors. Great for 1st time home or someone wanting to downsize. NICE HOME - NICE NEIGHBORHOOD.

22. 2006-04-12
    soldstatus $14,000
23. 2004-08-16
    soldstatus $32,000 81-char remark

    Show marketing remark (81 chars)

    Neat starter or retirement home, interior & exterior redone, move in ready.

24. 2004-08-16
    soldstatus $32,000

    Show marketing remark (81 chars)

    Neat starter or retirement home, interior & exterior redone, move in ready.

25. 2004-08-02
    historical 81-char remark

    Show marketing remark (81 chars)

    Neat starter or retirement home, interior & exterior redone, move in ready.

26. 2004-07-07
    listed $34,000 81-char remark

    Show marketing remark (81 chars)

    Neat starter or retirement home, interior & exterior redone, move in ready.

27. 2004-06-30
    historical
28. 2003-12-29
    listed $34,000
29. 2003-10-27
    historical
30. 2003-06-18
    listed $43,500
31. 2003-05-05
    historical
32. 2002-11-04
    listed $44,000
33. 2002-08-07
    soldstatus $19,101
34. 2002-06-26
    historical
35. 2002-05-02
    listed $19,000
36. 1995-09-25
    soldstatus $26,000
37. 1995-05-24
    soldstatus $18,500

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$541/yr (+$45/mo · 172.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,613
• − Mortgage interest: −$5,321
• − Property taxes: −$314
• − Insurance: −$475
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,764
• Taxable income: $1,721
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,784/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: Pryor
• NCES district ID: 4025200
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 21% ▼ -13.00%
• Median HH income: $44,306
• Composite: 19.46/100
• National rank: #8774
• State rank: #143 of 270 in OK

Livability — Pryor Creek

• Score: 69/100
• State rank: #51
• US rank: #8653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pryor Creek, OK
• County: Mayes County · 17,612 people
• City population: 17,582
• Metro: nan
• Population (ZIP): 17,612
• Household income: $58,681
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 326.0

Population outlook (Mayes County) Hauer SSP2

• Today (2025): 39,941 people
• By 2030: 39,172 · -1.9%
• By 2040: 37,540 · -6.0%
• By 2050: 35,854 · -10.2%
• By 2075: 32,361 · -19.0%
• By 2100: 28,054 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 65% Native American 18% Two or more races 13% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Mayes

• 2024 margin: Solid R (+57.5) · D 20.3% · R 77.8% · Other 1.9%
• 2008→2024 swing: -29.4pp toward R · 2008: -28.1pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+51.7 2012: R+33.3 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.81%
• Current HPI: 247.7737
• Rent YoY: —
• Metro: nan
• 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

+413.5% since first listed

21 events — show timeline

• 2026-05-22 Listed $95,000 MLS Technology, Inc.
• 2006-09-13 Sold (Public Records) $51,000 Public Records
• 2006-09-13 Sold (MLS) $51,500 MLS Technology, Inc.
• 2006-08-07 Listing Removed — MLS Technology, Inc.
• 2006-06-21 Listed $49,500 MLS Technology, Inc.
• 2006-04-12 Sold (Public Records) $14,000 Public Records
• 2004-08-16 Sold (Public Records) $32,000 Public Records
• 2004-08-16 Sold (MLS) $32,000 MLS Technology, Inc.
• 2004-08-02 Listing Removed — MLS Technology, Inc.
• 2004-07-07 Listed $34,000 MLS Technology, Inc.
• 2004-06-30 Listing Removed — MLS Technology, Inc.
• 2003-12-29 Listed $34,000 MLS Technology, Inc.
• 2003-10-27 Listing Removed — MLS Technology, Inc.
• 2003-06-18 Listed $43,500 MLS Technology, Inc.
• 2003-05-05 Listing Removed — MLS Technology, Inc.
• 2002-11-04 Listed $44,000 MLS Technology, Inc.
• 2002-08-07 Sold (MLS) $19,101 MLS Technology, Inc.
• 2002-06-26 Listing Removed — MLS Technology, Inc.
• 2002-05-02 Listed $19,000 MLS Technology, Inc.
• 1995-09-25 Sold (Public Records) $26,000 Public Records
• 1995-05-24 Sold (Public Records) $18,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $314 · +3.6% YoY. Source: county tax records.