708 Kaw St · Perry, OK 73077

$69,900

2 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 98 Days on market

Built 1942 Est $111k · 37% 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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.4/10.0

Listing remarks

Ideal for first time home buyer or investor to add to portfolio. Cozy 2 bed/1 bath home, hardwood floors in living and dining room. Also, single car detached garage. Convenient to Perry’s amenities. IMPORTANT ALL OFFERS FOR THIS PROPERTY MUST BE SUBMITTED VIA THE RES. NET AGENT PORTAL. OFFERS WILL NOT BE CONSIDERED IF SUBMITTED BY ANY OTHER METHOD. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offe

Key facts

• Garage
• Built 1942
• Listed 98 days

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residential property; Residential zoning (Perry)
• Construction: Stucco construction
• Exterior features: Composition roof; Irregular lot; Outbuilding; Spa/Hot Tub

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central Air; Forced Air; Natural Gas
• Interior features: Central air conditioning; Forced air heating; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#78 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Perry (rural): math 22% / reading 29% proficiency, ranked #102 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Noble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Noble County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1942 — 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: 1.35% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $111,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 N 14th	0.58mi	2/1.0	1,001 (-5%)	2mo	$115,000	$115	64
1010 N 5th St	0.31mi	2/1.0	906 (-14%)	1mo	$74,777	$83	62
908 N Brookwood	0.57mi	3/1.5 (+1)	1,028 (-2%)	3mo	$82,000	$80	61
1106 Locust	0.37mi	2/1.0	891 (-15%)	2mo	$115,000	$129	56
916 Holly St	0.33mi	3/1.0 (+1)	1,174 (+12%)	4mo	$125,000	$106	56
813 Delaware St	0.56mi	2/1.5	1,140 (+9%)	3mo	$91,500	$80	55
1313 Fir St	0.68mi	3/1.0 (+1)	1,076 (+3%)	7mo	$47,500	$44	53
1303 N 14th	0.62mi	3/1.5 (+1)	1,154 (+10%)	1mo	$127,000	$110	47
303 Grove St	0.56mi	2/1.0	924 (-12%)	9mo	$21,000	$23	47
1114 Rose Ter	0.51mi	2/2.0	1,168 (+11%)	8mo	$130,000	$111	46
1111 N 13th	0.51mi	2/1.0	1,203 (+15%)	7mo	$124,000	$103	46
208 E Tower Ave	0.58mi	3/1.5 (+1)	1,148 (+9%)	9mo	$133,000	$116	42

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $6,809
• Equity at exit: $10,422

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $29,286
• Equity at exit: $6,044

Cash invested: $19,572 (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 73077

• Home prices YoY: -3.9%
• Active inventory: 40
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $285

Break-even live

Break-even rent $585

Max offer price $69,900

Occupancy floor 65%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   status $69,900 Pending 98 DOM
2. 2026-06-17
   days on market $69,900 Active 98 DOM
3. 2026-06-16
   days on market $69,900 Active 97 DOM
4. 2026-06-15
   days on market $69,900 Active 96 DOM
5. 2026-06-14
   days on market $69,900 Active 94 DOM
6. 2026-06-13
   days on market $69,900 Active 93 DOM
7. 2026-06-10
   days on market $69,900 Active 91 DOM
8. 2026-06-09
   days on market $69,900 Active 90 DOM
9. 2026-06-08
   days on market $69,900 Active 89 DOM
10. 2026-06-07
    days on market $69,900 Active 88 DOM
11. 2026-06-03
    pricedays on market $69,900 Active 84 DOM
12. 2026-06-02
    days on market $99,900 Active 83 DOM
13. 2026-06-01
    days on market $99,900 Active 82 DOM
14. 2026-05-31
    days on market $99,900 Active 81 DOM
15. 2026-05-30
    days on market $99,900 Active 80 DOM
16. 2026-05-04
    price $99,900
17. 2026-03-10
    listed $110,000 Active
18. 2022-05-05
    soldstatus $67,000
19. 2004-10-15
    soldstatus $36,000
20. 1998-02-26
    soldstatus $66,000

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $795 · $66/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,342
• − Mortgage interest: −$3,915
• − Property taxes: −$795
• − Insurance: −$350
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,033
• Taxable income: $2,434
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $2,833/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: Perry
• NCES district ID: 4023850
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,886
• Composite: 21.86/100
• National rank: #8239
• State rank: #102 of 270 in OK

Livability — Perry

• Score: 68/100
• State rank: #78
• US rank: #10029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, OK
• Population (ZIP): 6,235

Population outlook (Noble County) Hauer SSP2

• Today (2025): 11,554 people
• By 2030: 11,506 · -0.4%
• By 2040: 11,345 · -1.8%
• By 2050: 11,128 · -3.7%
• By 2075: 10,658 · -7.8%
• By 2100: 9,623 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 3% Black 2% Native American 1%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+57.4) · D 20.4% · R 77.7% · Other 1.9%
• 2008→2024 swing: -3.8pp toward R · 2008: -53.6pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+57.1 2016: R+57.6 2012: R+50.6 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.14%
• Current HPI: 227.4711
• 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

+51.4% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $99,900 SBOR
• 2026-03-10 Listed $110,000 SBOR
• 2022-05-05 Sold (Public Records) $67,000 Public Records
• 2004-10-15 Sold (Public Records) $36,000 Public Records
• 1998-02-26 Sold (Public Records) $66,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $795 · +0.8% YoY. Source: county tax records.