228 S Edith St · Pryor Creek, OK 74361

$148,500

2 bd · 1.0 ba · 977 sqft · SingleFamily public records · 40 Days on market

Built 1940 0.28 ac lot Est $123k · 21% over

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Why this score? — see what drove the F 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 +12.6/30.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled HOME in Town For Sale in Pryor, OK. This home features 3 bedrooms and 1 bath with a 2 car carport. Updates include: NEW flooring, paint, paneling, windows, exterior doors, interior doors, new roof with decking and brand new appliances. Great starter HOME for you or perfect for your first INVESTMENT Property. Big backyard with lots of mature trees. Great location with quick access to shopping and restaurants. Call me and let's go take a look !!!

Key facts

• New flooring
• New paint
• New appliances

Tags

• REMODELED HOME
• NEW FLOORING
• NEW PAINT
• NEW WINDOWS
• NEW ROOF
• NEW APPLIANCES

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Porch; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Butcher block counters; High-speed internet; Wired for data; Ceiling fan(s); Programmable thermostat; Vinyl window frames
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-19 ($-229/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (27.2% below list).
• Recommended offer: $108k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: crime D-, amenities F, commute 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.
• Zoned schools: Lincoln Es (math 19% / reading 12%, grade F, #588 of 845 statewide, top 70%, 606 students, 0% FRL); Pryor Ms (math 19% / reading 21%, grade F, #158 of 345 statewide, top 47%, 650 students, 0% FRL); Pryor Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 800 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 40 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $148k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $108,110 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $123,102
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S Edith St	0.10mi	3/1.0 (+1)	854 (-13%)	2mo	$79,250	$93	68
106 S Edith St	0.18mi	2/1.0	1,092 (+12%)	6mo	$159,900	$146	67
101 Whitaker St	0.53mi	3/1.0 (+1)	960 (-2%)	10mo	$35,000	$36	59
204 S Rowe	0.56mi	2/1.0	892 (-9%)	1mo	$150,000	$168	59
103 S Vann	0.55mi	2/0.5	1,008 (+3%)	15mo	$75,000	$74	55
606 S Vann St	0.70mi	2/1.0	1,056 (+8%)	6mo	$133,000	$126	48
220 S Taylor St	0.23mi	2/1.0	832 (-15%)	22mo	$100,000	$120	46
510 S Coo Y Yah	0.75mi	2/2.5	1,081 (+11%)	11mo	$171,500	$159	32

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-25,354
• Equity at exit: $22,142

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-23,956
• Equity at exit: $12,840

Cash invested: $41,580 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$779
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-19

Break-even live

Break-even rent $1,105

Max offer price $145,135

Occupancy floor 97%

Sensitivity live

Price	-10% $65	-5% $23	+0% $-19	+5% $-61	+10% $-103
Rent	-10% $-104	-5% $-62	+0% $-19	+5% $24	+10% $66
Rate	-1.0pp $56	-0.5pp $19	base $-19	+0.5pp $-58	+1.0pp $-97

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Elliott St Unit A Pryor, OK	2.0	1.0	1000	$1,250	$1.25	16d	1	0.96mi
1501 Meadow Trace Dr Unit 1 Pryor, OK	2.0	1.5	1000	$1,029	$1.03	3d	3	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $148,500 Active 40 DOM
2. 2026-06-18
   days on market $148,500 Active 37 DOM
3. 2026-06-17
   days on market $148,500 Active 36 DOM
4. 2026-06-16
   days on market $148,500 Active 35 DOM
5. 2026-06-15
   days on market $148,500 Active 34 DOM
6. 2026-06-14
   days on market $148,500 Active 32 DOM
7. 2026-06-13
   days on market $148,500 Active 31 DOM
8. 2026-06-10
   days on market $148,500 Active 29 DOM
9. 2026-06-09
   days on market $148,500 Active 28 DOM
10. 2026-06-08
    days on market $148,500 Active 27 DOM
11. 2026-06-07
    days on market $148,500 Active 26 DOM
12. 2026-06-05
    days on market $148,500 Active 23 DOM
13. 2026-06-03
    days on market $148,500 Active 22 DOM
14. 2026-06-02
    days on market $148,500 Active 21 DOM
15. 2026-06-01
    days on market $148,500 Active 20 DOM
16. 2026-05-31
    days on market $148,500 Active 19 DOM
17. 2026-05-31
    days on market $148,500 Active 18 DOM
18. 2026-05-12
    listed $148,500 Active
19. 2026-02-04
    soldstatus $45,000
20. 1996-04-03
    soldstatus $10,000

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$946/yr (+$79/mo · 242.7%)

ⓘ 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 ≥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: $12,973
• − Mortgage interest: −$8,318
• − Property taxes: −$390
• − Insurance: −$742
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$4,320
• Taxable loss: −$2,873
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $461/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

+1385.0% since first listed

3 events — show timeline

• 2026-05-12 Listed $148,500 MLS Technology, Inc.
• 2026-02-04 Sold (Public Records) $45,000 Public Records
• 1996-04-03 Sold (Public Records) $10,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $390 · +4.8% YoY. Source: county tax records.