918 Holly · Perry, OK 73077

$25,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 51 Days on market

Built 1930 8,150 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
• ARV discount +7.5/15.0
• 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 MLS

FOR STATISTICAL PURPOSES ONLY. One Time Show & Sell Calling all investors, this one needs some LOVE!!!

Key facts

• Replaced the windows
• 8,150 sq ft lot
• Built 1930

Tags

• MAJOR GROUNDWORK COMPLETED
• PROFESSIONALLY REPLUMBED
• REPLACED THE WINDOWS
• BRAND NEW WATER HEATER
• HEAVY DUTY ELECTRICAL PANEL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Lot dimensions approximately 50 x 163; Residential zoning (Perry)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Spa / hot tub

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $25k).
• Recommended offer: $24k (3.0% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $8k; list at $25k implies a 233% 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: major 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.53% ✓
• Cap rate: 32.56%
• Cash-on-cash: 93.82%
• DSCR: 5.17
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $113,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 N 14th	0.35mi	2/1.0	1,001 (+1%)	2mo	$115,000	$115	80
1203 Elm	0.30mi	2/1.0	1,014 (+3%)	18mo	$108,000	$107	66
1106 Locust	0.36mi	2/1.0	891 (-10%)	2mo	$115,000	$129	66
409 N 11th St	0.31mi	2/1.0	888 (-10%)	4mo	$109,000	$123	65
1010 N 5th St	0.58mi	2/1.0	906 (-8%)	1mo	$74,777	$83	58
1313 Fir St	0.35mi	3/1.0 (+1)	1,076 (+9%)	7mo	$47,500	$44	58
730 Holly St	0.16mi	3/2.0 (+1)	1,101 (+11%)	12mo	$178,000	$162	54
303 Grove St	0.70mi	2/1.0	924 (-6%)	9mo	$21,000	$23	49
1107 N 7th St	0.40mi	3/1.0 (+1)	1,107 (+12%)	12mo	$135,000	$122	46
1107 N 13th	0.41mi	3/1.0 (+1)	1,111 (+12%)	12mo	$110,000	$99	45
1107 Jackson St	0.23mi	3/2.0 (+1)	1,125 (+14%)	15mo	$125,000	$111	45
222 N 13th St	0.50mi	2/2.0	867 (-12%)	10mo	$154,900	$179	44

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: 94.6%
• Equity multiple: 5.40×
• Total profit: $30,806
• Equity at exit: $3,728

10-year hold

• IRR: 97.4%
• Equity multiple: 11.24×
• Total profit: $71,705
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.4×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$7 /mo · $89/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $547

Break-even live

Break-even rent $189

Max offer price $25,000

Occupancy floor 33%

Sensitivity live

Price	-10% $561	-5% $554	+0% $547	+5% $540	+10% $533
Rent	-10% $478	-5% $512	+0% $547	+5% $582	+10% $617
Rate	-1.0pp $560	-0.5pp $554	base $547	+0.5pp $541	+1.0pp $534

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $25,000 Active 51 DOM
2. 2026-06-18
   days on market $25,000 Active 50 DOM
3. 2026-06-17
   days on market $25,000 Active 49 DOM
4. 2026-06-16
   days on market $25,000 Active 48 DOM
5. 2026-06-15
   days on market $25,000 Active 47 DOM
6. 2026-06-14
   days on market $25,000 Active 45 DOM
7. 2026-06-13
   days on market $25,000 Active 44 DOM
8. 2026-06-10
   days on market $25,000 Active 42 DOM
9. 2026-06-09
   days on market $25,000 Active 41 DOM
10. 2026-06-08
    days on market $25,000 Active 40 DOM
11. 2026-06-07
    days on market $25,000 Active 39 DOM
12. 2026-06-03
    days on market $25,000 Active 35 DOM
13. 2026-06-02
    days on market $25,000 Active 34 DOM
14. 2026-06-01
    days on market $25,000 Active 33 DOM
15. 2026-05-31
    days on market $25,000 Active 32 DOM
16. 2026-05-30
    days on market $25,000 Active 31 DOM
17. 2026-04-29
    listed $25,000 Active
18. 2020-04-01
    soldstatus $7,500 Closed 109-char remark

    Show marketing remark (109 chars)

    FOR STATISTICAL PURPOSES ONLY. One Time Show & Sell Calling all investors, this one needs some LOVE!!!

19. 2020-02-28
    listed $7,500 Active 109-char remark

    Show marketing remark (109 chars)

    FOR STATISTICAL PURPOSES ONLY. One Time Show & Sell Calling all investors, this one needs some LOVE!!!

20. 2009-10-26
    soldstatus $15,000

ⓘ 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: $89 · $7/mo
• Projected year-2 tax: $225 · $19/mo
• Expected delta: +$136/yr (+$11/mo · 152.8%)

ⓘ 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 6/10 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: $10,576
• − Mortgage interest: −$1,400
• − Property taxes: −$89
• − Insurance: −$125
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$727
• Taxable income: $6,542
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $4,998/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

+66.7% since first listed

4 events — show timeline

• 2026-04-29 Listed $25,000 SBOR
• 2020-04-01 Sold (MLS) $7,500 NWOAR
• 2020-02-28 Listed $7,500 NWOAR
• 2009-10-26 Sold (Public Records) $15,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $89 · +1.1% YoY. Source: county tax records.