7 Payne St · Pryor Creek, OK 74361

$119,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 9 Days on market

Built 1955 0.26 ac lot Est $205k · 41% under ↓ 4% since listing

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• 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

Great potential on this 3 bedroom, 1 bath home with 2 living areas. Home needs TLC, but could be a beautiful place again. Home has brand new roof and newer windows. Huge back yard with mature trees. Being sold AS-IS.

Key facts

• 0.26 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces northeast; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch and patio; Concrete driveway; Privacy fencing; Shed(s); Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range/Stove; Refrigerator; Electric oven/range connection
• Bedrooms: Master bedroom on the first floor; Two additional bedrooms on the first floor (no attached baths)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full hall bathroom on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Cable TV ready; Laminate counters; Storm door(s); Vinyl and wood-framed windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room accessed from the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.2% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $119,900

Questions for the listing agent

1. Built in 1955 — 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: 1.10% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $204,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Colonial Dr	0.49mi	3/2.0	1,310 (+1%)	0mo	$192,000	$147	75
107 S Coo-y-yah St Unit B	0.50mi	3/2.0	1,334 (+3%)	3mo	$239,000	$179	70
811 S Wood St	0.55mi	3/2.0	1,334 (+3%)	0mo	$244,000	$183	69
831 S Wood St	0.55mi	3/2.0	1,334 (+3%)	0mo	$243,000	$182	69
837 S Wood St	0.56mi	3/2.0	1,334 (+3%)	0mo	$242,700	$182	69
317 SE 11th St	0.49mi	3/1.5	1,400 (+8%)	3mo	$199,000	$142	59
600 S Adair	0.48mi	3/1.0	1,211 (-7%)	5mo	$123,500	$102	58
805 S Wood St	0.56mi	3/2.0	1,438 (+11%)	1mo	$259,000	$180	55
1012 Colonial Dr	0.44mi	3/1.5	1,142 (-12%)	5mo	$160,000	$140	54
204 Magnolia Ave	0.68mi	3/2.0	1,403 (+8%)	8mo	$221,100	$158	48
321 SE 14th St	0.65mi	3/2.0	1,453 (+12%)	6mo	$213,000	$147	45
21 N Indianola St	0.67mi	3/1.0	1,464 (+13%)	1mo	$173,500	$119	43

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,140
• Equity at exit: $17,877

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $22,478
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$629
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $288

Break-even live

Break-even rent $949

Max offer price $119,900

Occupancy floor 73%

Sensitivity live

Price	-10% $355	-5% $322	+0% $288	+5% $254	+10% $220
Rent	-10% $184	-5% $236	+0% $288	+5% $339	+10% $391
Rate	-1.0pp $348	-0.5pp $318	base $288	+0.5pp $257	+1.0pp $225

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1220 SE 9th St Pryor, OK	2.0–3.0	1.0–1.5	909	$1,469	$1.62	2d	5	0.67mi
1501 Meadow Trace Dr Unit 1 Pryor, OK	2.0	1.5	1000	$1,029	$1.03	2d	3	0.69mi
111 N Elliott St Unit A Pryor, OK	2.0	1.0	1000	$1,250	$1.25	15d	1	0.78mi
1707 S Elliott St Pryor, OK	1.0–2.0	1.0–2.0	870	$1,275	$1.47	2d	1	0.87mi
202 N Ora St Pryor, OK	3.0	2.0	1291	$1,600	$1.24	19d	1	0.90mi

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   price $119,900
3. 2026-05-06
   listed $125,000 Active
4. 2024-05-14
   soldstatus $90,000 Closed 216-char remark

   Show marketing remark (216 chars)

   Great potential on this 3 bedroom, 1 bath home with 2 living areas. Home needs TLC, but could be a beautiful place again. Home has brand new roof and newer windows. Huge back yard with mature trees. Being sold AS-IS.

5. 2024-04-22
   status Pending 216-char remark

   Show marketing remark (216 chars)

   Great potential on this 3 bedroom, 1 bath home with 2 living areas. Home needs TLC, but could be a beautiful place again. Home has brand new roof and newer windows. Huge back yard with mature trees. Being sold AS-IS.

6. 2024-04-17
   price $115,000 216-char remark

   Show marketing remark (216 chars)

   Great potential on this 3 bedroom, 1 bath home with 2 living areas. Home needs TLC, but could be a beautiful place again. Home has brand new roof and newer windows. Huge back yard with mature trees. Being sold AS-IS.

7. 2024-03-15
   listed $125,000 Active 216-char remark

   Show marketing remark (216 chars)

   Great potential on this 3 bedroom, 1 bath home with 2 living areas. Home needs TLC, but could be a beautiful place again. Home has brand new roof and newer windows. Huge back yard with mature trees. Being sold AS-IS.

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$228/yr (+$19/mo · 26.8%)

ⓘ 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 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: $15,756
• − Mortgage interest: −$6,716
• − Property taxes: −$851
• − Insurance: −$600
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,488
• Taxable income: $1,580
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,072/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

-4.1% since first listed

7 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-05-14 Price Changed $119,900 MLS Technology, Inc.
• 2026-05-06 Listed $125,000 MLS Technology, Inc.
• 2024-05-14 Sold (MLS) $90,000 MLS Technology, Inc.
• 2024-04-22 Pending — MLS Technology, Inc.
• 2024-04-17 Price Changed $115,000 MLS Technology, Inc.
• 2024-03-15 Listed $125,000 MLS Technology, Inc.

Property tax history

+11.6%/yr

Latest (2025): $851 · +146.7% YoY. Source: county tax records.