404 N Maple · Pryor Creek, OK 74361

$90,000

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 103 Days on market

Built 1918 0.34 ac lot Est $166k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

2-bedroom, 1-bath property featuring a detached garage and an additional detached wash room. The home includes a durable, low-maintenance metal roof and a zero-entry shower for added accessibility. A great opportunity for investors or buyers looking to complete a project to their own specifications. Electricity is currently on. Property is being sold AS-IS. Seller will make no repairs.

Key facts

• Metal roof
• Zero-entry shower
• Detached wash room

Tags

• DETACHED GARAGE
• DETACHED WASH ROOM
• METAL ROOF
• ZERO-ENTRY SHOWER

Property features AI

Finance

• Financial info: Annual taxes listed (tax year provided)

Exterior

• Parking: Detached garage (1 car); Carport; RV access/parking; Boat parking; Garage includes shelves, storage and workshop area
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: One-story home; Faces east; Crawlspace foundation
• Construction: Metal roof; Vinyl siding; Wood frame construction; Built (year source: public records)
• Exterior features: Covered porch; Dog run; Storage structure; Partial fencing; Mature trees on lot

Interior

• Kitchen: Country-style kitchen with island; Cooktop; Double oven; Oven; Range
• Bedrooms: Master bedroom on first floor with separate closets; Additional bedroom(s) on first floor
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; Master bath (first floor)
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Vinyl windows; Storm doors; Laminate counters; Gas range and gas oven connections; No additional interior features listed
• Laundry & utility: Washer hookup; Gas dryer hookup; Utility room inside on first floor

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 $339 ($4k/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: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.8% 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: crime D-, amenities F, commute 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.
• Zoned schools: Roosevelt Es (math 42% / reading 27%, grade F, #168 of 845 statewide, top 24%, 526 students, 0% FRL); Pryor Ms (math 19% / reading 21%, grade F, #158 of 345 statewide, top 47%, 650 students, 0% FRL); Pryor Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 800 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 162 active listings in the ZIP; 2 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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1918 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $166,152
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 S Whitaker St	0.55mi	2/1.0	1,196 (-7%)	0mo	$181,100	$151	62
122 S Whitaker St	0.48mi	3/1.0 (+1)	1,176 (-9%)	2mo	$149,000	$127	57
113 S Mayes St	0.42mi	3/1.5 (+1)	1,238 (-4%)	23mo	$124,000	$100	48
23 S Whitaker	0.46mi	3/1.0 (+1)	1,161 (-10%)	14mo	$149,900	$129	45
322 N Whitaker St	0.50mi	3/2.0 (+1)	1,200 (-7%)	19mo	$190,000	$158	40

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $7,054
• Equity at exit: $13,419

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $34,057
• Equity at exit: $7,782

Cash invested: $25,200 (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: 162
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $339

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $402	-5% $371	+0% $339	+5% $308	+10% $277
Rent	-10% $243	-5% $291	+0% $339	+5% $388	+10% $436
Rate	-1.0pp $385	-0.5pp $362	base $339	+0.5pp $316	+1.0pp $292

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Elliott St Unit A Pryor, OK	2.0	1.0	1000	$1,250	$1.25	16d	1	1.04mi
202 N Ora St Pryor, OK	3.0	2.0	1291	$1,600	$1.24	21d	1	1.21mi

Listing history 18 events

1. 2026-06-21
   days on market $90,000 Active 103 DOM
2. 2026-06-18
   days on market $90,000 Active 100 DOM
3. 2026-06-17
   days on market $90,000 Active 99 DOM
4. 2026-06-16
   days on market $90,000 Active 98 DOM
5. 2026-06-15
   days on market $90,000 Active 97 DOM
6. 2026-06-14
   days on market $90,000 Active 95 DOM
7. 2026-06-13
   days on market $90,000 Active 94 DOM
8. 2026-06-10
   days on market $90,000 Active 92 DOM
9. 2026-06-09
   days on market $90,000 Active 91 DOM
10. 2026-06-08
    days on market $90,000 Active 90 DOM
11. 2026-06-07
    days on market $90,000 Active 89 DOM
12. 2026-06-05
    days on market $90,000 Active 86 DOM
13. 2026-06-03
    days on market $90,000 Active 85 DOM
14. 2026-06-02
    days on market $90,000 Active 84 DOM
15. 2026-06-01
    days on market $90,000 Active 83 DOM
16. 2026-05-31
    days on market $90,000 Active 82 DOM
17. 2026-05-31
    days on market $90,000 Active 81 DOM
18. 2026-03-10
    listed $90,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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: $14,604
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,618
• Taxable income: $2,808
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $3,400/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

1 event — show timeline

• 2026-03-10 Listed $90,000 MLS Technology, Inc.

Property tax history

-2.4%/yr

Latest (2016): $54 · -1.8% YoY. Source: county tax records.