205 W Oak St · Drumright, OK 74030

$49,999

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 94 Days on market

Built 1968 0.30 ac lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Investor Special – Blank Canvas Ready for Remodel! Looking for your next flip or custom project? This home has already been taken down to the studs, giving you a head start to remodel it just the way you want. Full brick home on corner lot with easy highway access to grocery store, Walmart only 10 minutes away and 45 minutes away from Tulsa.

Key facts

• Easy highway access
• Corner lot
• Full brick home

Tags

• FULL BRICK HOME
• CORNER LOT
• EASY HIGHWAY ACCESS

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; High-speed internet available; Public water; Public sewer
• Home design: Single-story; Brick and wood-frame construction; Shingle (asphalt/fiberglass) roof; Entry on main level
• Construction: Built (year source: appraiser); Crawlspace foundation
• Exterior features: Concrete driveway; Covered porch; Corner lot; Faces east

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Aluminum window frames; No additional interior features listed
• Laundry & utility: No hot water (appliance listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#102 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools F, amenities F, commute F.
• Drumright (rural): math 24% / reading 25% proficiency, ranked #353 of 513 in OK (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $913 of equity ($345 loan paydown + $568 appreciation (1.1% local appreciation)).
• At projected returns (1.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($45k) 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 $37k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $45,499 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 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?
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: 2.50% ✓
• Cap rate: 22.77%
• Cash-on-cash: 58.86%
• DSCR: 3.62
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $113,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Oak St	0.03mi	4/1.5 (+1)	1,560 (+2%)	19mo	$125,000	$80	73
512 N Creek Ave	0.12mi	3/1.0	1,463 (-5%)	14mo	$70,000	$48	71
406 N Bristow Ave	0.18mi	4/1.5 (+1)	1,522 (-1%)	14mo	$164,900	$108	71
619 W Cherry St	0.34mi	3/2.0	1,457 (-5%)	8mo	$178,500	$123	69
609 W Maple St	0.29mi	3/1.5	1,550 (+1%)	17mo	$101,500	$65	69
316 W Broadway St	0.29mi	2/1.0 (-1)	1,520 (-1%)	12mo	$110,000	$72	66
421 N Creek Ave	0.15mi	4/2.0 (+1)	1,722 (+12%)	5mo	$93,750	$54	64
612 W Cherry St	0.28mi	3/2.0	1,600 (+4%)	22mo	$170,000	$106	62
420 S Virginia Ave	0.65mi	3/2.0	1,604 (+4%)	4mo	$119,000	$74	59
400 S Ohio St	0.50mi	3/1.0	1,430 (-7%)	11mo	$104,000	$73	52
622 W Oak St	0.37mi	3/1.5	1,696 (+10%)	17mo	$151,000	$89	49
608 W Noble	0.59mi	3/1.0	1,345 (-12%)	18mo	$70,800	$53	33

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.8%
• Equity multiple: 4.21×
• Total profit: $44,995
• Equity at exit: $17,424

10-year hold

• IRR: 62.9%
• Equity multiple: 8.52×
• Total profit: $105,265
• Equity at exit: $23,432

Cash invested: $14,000 (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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $687

Break-even live

Break-even rent $381

Max offer price $49,999

Occupancy floor 40%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-02-16
   listed $49,999 Active
3. 2025-12-26
   historical
4. 2025-06-26
   listed $59,999 Active
5. 2008-03-28
   soldstatus $37,000

ⓘ 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: $215 · $18/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$235/yr (+$20/mo · 109.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $15,002
• − Mortgage interest: −$2,801
• − Property taxes: −$215
• − Insurance: −$250
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,455
• Taxable income: $7,881
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $6,349/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: Drumright
• NCES district ID: 4010200
• Math proficiency: 24% ▲ 7.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $35,602
• Composite: 23.33/100
• National rank: #13308
• State rank: #353 of 513 in OK

Livability — Drumright

• Score: 66/100
• State rank: #102
• US rank: #11324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drumright, OK
• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

+35.1% since first listed

5 events — show timeline

• 2026-05-22 Pending — MLS Technology, Inc.
• 2026-02-16 Listed $49,999 MLS Technology, Inc.
• 2025-12-26 Listing Removed — MLS Technology, Inc.
• 2025-06-26 Listed $59,999 MLS Technology, Inc.
• 2008-03-28 Sold (Public Records) $37,000 Public Records

Property tax history

-5.4%/yr

Latest (2025): $215 · +0.0% YoY. Source: county tax records.