303 W Cummings St · Henryetta, OK 74437

$49,000

3 bd · 1.0 ba · 1,616 sqft · SingleFamily public records · 128 Days on market

Built 1930 6,250 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Welcome to this cozy and inviting home set on a spacious, tree-shaded lot in the heart of Henryetta. With its covered front porch and mature trees, this property offers a peaceful setting and classic small-town charm. Inside, the home features a bright, functional layout. The kitchen offers warm wood cabinetry, ample counter space, and an easy flow into the living area, creating a comfortable space for everyday living. Natural light fills the rooms, adding to the welcoming atmosphere. Outside, the generous yard provides plenty of room to relax, garden, or enjoy outdoor activities. Conveniently located near local amenities, schools, and main road access, this home combines comfort, character

Key facts

• Covered front porch
• Ample counter space
• Warm wood cabinetry

Tags

• COVERED FRONT PORCH
• MATURE TREES
• BRIGHT FUNCTIONAL LAYOUT
• WARM WOOD CABINETRY
• AMPLE COUNTER SPACE
• GENEROUS YARD

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer; Utilities status listed as unknown
• Home design: Single-story home; Faces north; Basement present
• Construction: Built as documented in public records; Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Basement foundation
• Exterior features: Porch; Partial chain-link fencing

Interior

• Kitchen: Oven; Range; Stove
• Bedrooms: Master bedroom (first floor); Additional bedrooms (first floor)
• Flooring: Tile; Wood
• Bathrooms: One full bathroom (hall)
• Heating & cooling: Central heating (electric); Central air conditioning; Wood-burning fireplace
• Interior features: Wood-frame windows; Laminate counters; Electric oven and range connections
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.0% 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 $5k of equity ($339 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $49k implies a 180% 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 $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 2.42% ✓
• Cap rate: 22.02%
• Cash-on-cash: 56.18%
• DSCR: 3.50
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $138,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 W Cummings St	0.01mi	3/2.0	1,680 (+4%)	6mo	$55,000	$33	84
307 N 3rd St	0.09mi	3/1.0	1,630 (+1%)	13mo	$40,000	$25	84
406 W Cummings St	0.09mi	4/2.0 (+1)	1,481 (-8%)	7mo	$60,000	$41	67
805 W Gentry St	0.38mi	3/1.0	1,470 (-9%)	6mo	$65,000	$44	62
304 Hickory Dr	0.61mi	3/2.0	1,716 (+6%)	1mo	$148,000	$86	56
911 W Trudgeon St	0.52mi	4/1.5 (+1)	1,508 (-7%)	4mo	$75,000	$50	54
901 N 5th St	0.35mi	4/2.0 (+1)	1,754 (+8%)	9mo	$230,000	$131	53
1409 N 5th St	0.71mi	3/2.0	1,452 (-10%)	1mo	$170,000	$117	46
409 N 8th St	0.35mi	4/1.0 (+1)	1,403 (-13%)	15mo	$85,000	$61	44
1218 Wade Wells Dr	0.74mi	3/2.0	1,408 (-13%)	1mo	$185,000	$131	39
1018 W Merrick St	0.58mi	3/2.0	1,392 (-14%)	9mo	$160,000	$115	38
1110 W Merrick St	0.64mi	3/2.0	1,470 (-9%)	19mo	$155,000	$105	36

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: 68.9%
• Equity multiple: 5.93×
• Total profit: $67,585
• Equity at exit: $44,143

10-year hold

• IRR: 62.6%
• Equity multiple: 13.16×
• Total profit: $166,840
• Equity at exit: $95,196

Cash invested: $13,720 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $642

Break-even live

Break-even rent $373

Max offer price $49,000

Occupancy floor 41%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-01-19
   listed $49,000 Active
2. 2003-02-07
   soldstatus $17,500

ⓘ 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: $209 · $17/mo
• Projected year-2 tax: $441 · $37/mo
• Expected delta: +$232/yr (+$19/mo · 111.0%)

ⓘ 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 ≥112°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: $14,234
• − Mortgage interest: −$2,745
• − Property taxes: −$209
• − Insurance: −$245
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$1,425
• Taxable income: $7,332
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $5,948/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

+180.0% since first listed

2 events — show timeline

• 2026-01-19 Listed $49,000 MLS Technology, Inc.
• 2003-02-07 Sold (Public Records) $17,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $209 · +11.8% YoY. Source: county tax records.