18 S Coo Y Yah St · Pryor Creek, OK 74361

$144,900

3 bd · 3.0 ba · 2,866 sqft · SingleFamily public records · 3 Days on market

Built 1953 0.52 ac lot

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Why this score? — see what drove the C- 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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• 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

Stately Vintage Home w/ Original Hardwood Floors. Grand living rm w/ built ins. Spacious kitchen w/ lots of counter space & cabinets. Lg bedrooms w/ retro original baths. Master suite & in-law suite. Corner lot w/ privacy fence & mature trees. C/B Commercial!

Key facts

• Grand living room
• Spacious kitchen
• Privacy fence

Tags

• ORIGINAL HARDWOOD FLOORS
• GRAND LIVING ROOM
• SPACIOUS KITCHEN
• CORNER LOT
• PRIVACY FENCE
• MATURE TREES

Property features AI

Finance

• HOA & community: Sidewalks and gutters in the community

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: One-story home; Faces east; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Concrete driveway; Rain gutters; Covered porch, deck; Shed(s); Chain link and privacy fencing; Corner lot with mature trees; Near Hudson Lake

Interior

• Kitchen: Built-in oven; Cooktop; Oven; Range; Dishwasher; Plumbed for ice maker; Breakfast nook and pantry
• Bedrooms: Multiple bedrooms on the main level, including a master suite with private bath and separate closets; Two bedrooms with private baths on the main level
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: Three full bathrooms; Master bath and hall full baths
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High-speed internet available; Cable TV and wired for data; Ceiling fan(s); Laminate counters; Pullman bath; Electric oven and range connections; Wood frame windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Interior utility room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (2.6% below list).
• Recommended offer: $141k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: 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: 162 active listings in the ZIP; 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 $1k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $108k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,170 (2.6% below list)

Questions for the listing agent

1. Built in 1953 — 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: 0.97% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $326,724
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 S Elliott St	0.42mi	4/2.5 (+1)	2,617 (-9%)	2mo	$299,000	$114	58
1 Brown Pl	0.18mi	3/2.0	2,548 (-11%)	19mo	$150,000	$59	53

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,397
• Equity at exit: $21,605

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $9,827
• Equity at exit: $12,528

Cash invested: $40,572 (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: 162
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$73 /mo · $878/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $222

Break-even live

Break-even rent $1,131

Max offer price $144,900

Occupancy floor 79%

Sensitivity live

Price	-10% $304	-5% $263	+0% $222	+5% $181	+10% $140
Rent	-10% $110	-5% $166	+0% $222	+5% $278	+10% $333
Rate	-1.0pp $295	-0.5pp $259	base $222	+0.5pp $184	+1.0pp $146

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   price $144,900 Active 3 DOM
2. 2026-06-18
   days on market $149,900 Active 3 DOM
3. 2026-06-17
   days on market $149,900 Active 2 DOM
4. 2026-06-15
   remarks 331-char remark
5. 2026-06-15
   listed $149,900 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: $878 · $73/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$426/yr (+$36/mo · 48.5%)

ⓘ 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 · 21 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,940
• − Mortgage interest: −$8,117
• − Property taxes: −$878
• − Insurance: −$724
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,215
• Taxable income: $296
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,591/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

+0.0% since first listed

13 events — show timeline

• 2026-06-15 Relisted — MLS Technology, Inc.
• 2026-06-12 Listed $149,900 MLS Technology, Inc.
• 2026-06-12 Listing Removed — MLS Technology, Inc.
• 2017-02-27 Sold (Public Records) $107,500 Public Records
• 2017-02-24 Sold (MLS) $107,500 MLS Technology, Inc.
• 2017-02-17 Pending — MLS Technology, Inc.
• 2017-01-05 Listed $120,000 MLS Technology, Inc.
• 2017-01-05 Relisted — MLS Technology, Inc.
• 2016-12-28 Listing Removed — MLS Technology, Inc.
• 2016-12-12 Pending — MLS Technology, Inc.
• 2016-12-03 Price Changed $120,000 MLS Technology, Inc.
• 2016-10-20 Price Changed $144,900 MLS Technology, Inc.
• 2016-06-29 Listed $149,900 MLS Technology, Inc.

Property tax history

+2.0%/yr

Latest (2025): $878 · +0.0% YoY. Source: county tax records.