1202 W Broadway St · Henryetta, OK 74437

$79,900

2 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 10 Days on market

Built 1930 7,000 sqft lot Est $114k · 30% under

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This 1930's Craftsman style home offers 1325 sq. ft. with 2 bedrooms and 1 full bath. Large kitchen, formal dining room that opens into a large living room. Triple windows in both dining and living area give lots of natural light. Original wide wood trim around windows and doors and throughout home. Large laundry/back porch area. Nice sized covered front porch, covered walkway to detached garage. Fenced backyard area w/ small storage building. Home has been a rental property for several years. Selling in "as is" current condition, no repairs or allowances.

Key facts

• Remodeled bathroom
• New exterior paint
• New gas stove

Tags

• NEW ROOF
• NEW EXTERIOR PAINT
• HARDWOOD FLOORS
• NEW GAS STOVE
• UPDATED KITCHEN FLOORING
• REMODELED BATHROOM

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached tandem garage (1 car)
• Security: Storm shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Faces south; Basement present
• Construction: Built per public records; Wood siding; Wood frame construction; Asphalt/fiberglass roof; Basement foundation
• Exterior features: Covered porch; Porch; Gravel driveway; Satellite dish; Shed(s); Chain link fencing; Storm shelter

Interior

• Kitchen: Country-style kitchen; Gas range connection; Gas oven connection; Dishwasher; Oven; Range; Stove; Refrigerator
• Bedrooms: Master bedroom (first level); Additional bedroom (first level)
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: Full hall bathroom (first level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Laminate counters; Wood frame and wood frame elements; Storm windows with wood frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.1% 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $48k; list at $80k implies a 66% 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 $79,900

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: 1.37% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.60%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $113,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 W Ragan St	0.26mi	3/1.5 (+1)	1,288 (-3%)	3mo	$44,500	$35	74
810 W Gentry St	0.38mi	3/1.5 (+1)	1,344 (+1%)	6mo	$45,000	$33	67
802 W Gentry Ave	0.41mi	3/1.0 (+1)	1,200 (-9%)	3mo	$107,000	$89	58
1018 W Merrick St	0.43mi	3/2.0 (+1)	1,392 (+5%)	9mo	$160,000	$115	55
805 W Gentry St	0.37mi	3/1.0 (+1)	1,470 (+11%)	6mo	$65,000	$44	54
1218 Wade Wells Dr	0.56mi	3/2.0 (+1)	1,408 (+6%)	1mo	$185,000	$131	54
1203 W Cummings St	0.33mi	3/1.0 (+1)	1,161 (-12%)	7mo	$35,000	$30	53
706 W Merrick St	0.55mi	3/2.0 (+1)	1,340 (+1%)	13mo	$125,000	$93	52
612 W Gentry St	0.48mi	3/2.0 (+1)	1,368 (+3%)	15mo	$117,000	$86	51
904 W Corporation St	0.34mi	3/1.0 (+1)	1,136 (-14%)	7mo	$40,000	$35	49
1007 Summitt St	0.61mi	3/2.0 (+1)	1,164 (-12%)	6mo	$60,000	$52	38
1110 W Merrick St	0.44mi	3/2.0 (+1)	1,470 (+11%)	19mo	$155,000	$105	37

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: 39.6%
• Equity multiple: 4.04×
• Total profit: $67,944
• Equity at exit: $71,980

10-year hold

• IRR: 34.2%
• Equity multiple: 9.08×
• Total profit: $180,798
• Equity at exit: $155,228

Cash invested: $22,372 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $384

Break-even live

Break-even rent $608

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   statusdays on market $79,900 Pending 10 DOM
2. 2026-06-08
   days on market $79,900 Active 9 DOM
3. 2026-06-08
   days on market $79,900 Active 8 DOM
4. 2026-06-05
   days on market $79,900 Active 6 DOM
5. 2026-06-04
   days on market $79,900 Active 4 DOM
6. 2026-06-02
   days on market $79,900 Active 3 DOM
7. 2026-06-01
   days on market $79,900 Active 2 DOM
8. 2026-05-31
   remarks 597-char remark
9. 2026-05-31
   listed $79,900 Active 1 DOM

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$380/yr (+$32/mo · 112.1%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,132
• − Mortgage interest: −$4,476
• − Property taxes: −$339
• − Insurance: −$400
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,324
• Taxable income: $3,492
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $3,770/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

+432.7% since first listed

6 events — show timeline

• 2026-05-28 Listed $79,900 MLS Technology, Inc.
• 2025-09-05 Sold (Public Records) $48,000 Public Records
• 2025-08-28 Sold (MLS) $48,000 MLS Technology, Inc.
• 2025-07-21 Pending — MLS Technology, Inc.
• 2025-07-14 Listed $55,000 MLS Technology, Inc.
• 2010-08-02 Sold (Public Records) $15,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $339 · +12.6% YoY. Source: county tax records.