102 S 4th St · Calera, OK 74730

$87,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 65 Days on market

Built 1968 6,999 sqft lot Est $139k · 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 +19.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Perfect starter home in a great location sitting on a corner lot with mature trees.

Key facts

• Great location
• Corner lot
• Mature trees

Tags

• GREAT LOCATION
• CORNER LOT
• MATURE TREES

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry on crawlspace foundation
• Construction: Built with wood frame and wood siding; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Covered porch

Interior

• Kitchen: Range; Stove
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl window frames

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $87k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.4% in Calera — 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 59/100 on livability (#400 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Calera (town): math 20% / reading 26% proficiency, ranked #139 of 270 in OK (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($601 loan paydown + $9k appreciation (10.0% local appreciation)).
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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 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?
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: 1.03% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $138,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 S 4th	0.00mi	3/1.0 (+1)	952 (0%)	18mo	$139,000	$146	80

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: 28.0%
• Equity multiple: 3.21×
• Total profit: $53,957
• Equity at exit: $78,376

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $153,766
• Equity at exit: $169,022

Cash invested: $24,360 (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 74730

• Home prices YoY: 7.0%
• Active inventory: 70
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $103

Break-even live

Break-even rent $765

Max offer price $87,000

Occupancy floor 83%

Sensitivity live

Price	-10% $152	-5% $128	+0% $103	+5% $78	+10% $54
Rent	-10% $32	-5% $68	+0% $103	+5% $138	+10% $174
Rate	-1.0pp $147	-0.5pp $125	base $103	+0.5pp $80	+1.0pp $58

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1312 N 3rd St Calera, OK	1.0–2.0	1.0	563	$895	$1.59	21d	7	0.80mi

Listing history 21 events

1. 2026-06-17
   status $87,000 Pending 65 DOM
2. 2026-06-17
   days on market $87,000 Active 65 DOM
3. 2026-06-16
   days on market $87,000 Active 64 DOM
4. 2026-06-15
   days on market $87,000 Active 63 DOM
5. 2026-06-14
   days on market $87,000 Active 61 DOM
6. 2026-06-12
   days on market $87,000 Active 60 DOM
7. 2026-06-09
   days on market $87,000 Active 57 DOM
8. 2026-06-09
   price $87,000 Active 56 DOM
9. 2026-06-08
   days on market $92,500 Active 56 DOM
10. 2026-06-07
    days on market $92,500 Active 55 DOM
11. 2026-06-07
    days on market $92,500 Active 54 DOM
12. 2026-06-02
    days on market $92,500 Active 50 DOM
13. 2026-06-01
    days on market $92,500 Active 49 DOM
14. 2026-05-31
    days on market $92,500 Active 48 DOM
15. 2026-05-30
    days on market $92,500 Active 47 DOM
16. 2026-05-12
    price $97,000
17. 2026-05-12
    price $109,000
18. 2026-04-13
    listed $120,000 Active
19. 2024-12-04
    soldstatus $139,000
20. 2008-10-03
    soldstatus $15,000
21. 1996-05-03
    soldstatus $20,000

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,339 · $112/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,740
• − Mortgage interest: −$4,873
• − Property taxes: −$1,339
• − Insurance: −$435
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$2,531
• Taxable loss: −$157
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,273/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: Calera
• NCES district ID: 4006180
• Math proficiency: 20% ▼ -14.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $42,313
• Composite: 19.65/100
• National rank: #8740
• State rank: #139 of 270 in OK

Livability — Calera

• Score: 59/100
• State rank: #400
• US rank: #20380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calera, OK
• Population (ZIP): 5,790

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Two or more races 15% Native American 14% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% European 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.13%
• Current HPI: 320.8708
• 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

+385.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $97,000 MLS Technology, Inc.
• 2026-05-12 Price Changed $109,000 MLS Technology, Inc.
• 2026-04-13 Listed $120,000 MLS Technology, Inc.
• 2024-12-04 Sold (Public Records) $139,000 Public Records
• 2008-10-03 Sold (Public Records) $15,000 Public Records
• 1996-05-03 Sold (Public Records) $20,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,339 · +116.3% YoY. Source: county tax records.