4600 S Harrah Rd · Harrah, OK 74857

$150,000

3 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 1 Days on market

Built 1972 2.50 ac lot Est $223k · 33% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold while processing.

Key facts

• 2.5 acre lot
• Built 1972

Property features AI

Finance

• Other: Property listed as lender approval/short sale; Livestock permitted; Located in Pottawatomie Township
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Split-level residence; Single-family home; Existing property
• Construction: Frame and masonry veneer construction; Composition roof; Combination foundation; Built (year not provided)
• Exterior features: Covered deck; Outbuildings; Combination fencing; Interior, wooded lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.4% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clara Reynolds Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 313 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5,365 units permitted in Oklahoma County in 2024 (569 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.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.20% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $222,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21118 Winding Brk	0.17mi	4/2.0 (+1)	1,518 (+2%)	1mo	$225,500	$149	84
4353 Titan Ter	0.25mi	3/2.0	1,420 (-5%)	4mo	$222,000	$156	77
21081 River Mist Dr	0.56mi	4/2.0 (+1)	1,470 (-2%)	2mo	$222,300	$151	64
3856 Ada Ave	0.70mi	4/2.0 (+1)	1,470 (-2%)	1mo	$213,564	$145	59
4637 Lincoln Lndg	0.26mi	4/2.0 (+1)	1,701 (+14%)	3mo	$267,496	$157	58
3865 Ada Ave	0.73mi	4/2.0 (+1)	1,470 (-2%)	4mo	$227,211	$155	55
3880 Louthea Ln	0.59mi	3/2.0	1,633 (+9%)	3mo	$238,900	$146	55
3872 Ada Ave	0.72mi	3/2.0	1,355 (-9%)	2mo	$215,680	$159	49
3864 Louthea Ln	0.62mi	4/2.0 (+1)	1,640 (+10%)	2mo	$225,833	$138	48
21097 River Mist Dr	0.56mi	4/2.0 (+1)	1,640 (+10%)	5mo	$240,866	$147	48
3816 Ada Ave	0.72mi	3/2.0	1,633 (+9%)	5mo	$231,782	$142	47
3881 Ada Ave	0.72mi	4/2.0 (+1)	1,640 (+10%)	2mo	$232,879	$142	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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,130
• Equity at exit: $22,365

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $22,579
• Equity at exit: $12,969

Cash invested: $42,000 (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 74857

• Home prices YoY: -10.6%
• Active inventory: 96
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $316

Break-even live

Break-even rent $1,400

Max offer price $150,000

Occupancy floor 77%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 Driftwood Dr Harrah, OK	4.0	2.0	1723	$1,800	$1.04	16d	1	0.30mi

Listing history 17 events

1. 2026-04-29
   status Pending
2. 2026-04-29
   listed $150,000 Active
3. 2026-03-11
   historical
4. 2025-11-12
   listed $188,000 Active
5. 2021-03-26
   soldstatus $170,000
6. 2021-03-18
   soldstatus $170,000 Sold 22-char remark

   Show marketing remark (22 chars)

   Sold while processing.

7. 2021-02-03
   historical 22-char remark

   Show marketing remark (22 chars)

   Sold while processing.

8. 2021-01-30
   listed $172,500 22-char remark

   Show marketing remark (22 chars)

   Sold while processing.

9. 2018-08-06
   historical
10. 2018-07-22
    listed $115,000 Active
11. 2014-03-06
    soldstatus $113,000
12. 2014-03-03
    soldstatus $112,900
13. 2013-03-13
    listed $115,000
14. 2013-02-01
    historical
15. 2012-11-05
    listed $124,900
16. 2000-03-24
    soldstatus $85,000
17. 1999-07-15
    listed $99,000

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,289 · $191/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$8,402
• − Property taxes: −$2,289
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,364
• Taxable income: $1,542
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $3,418/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 123,141
• Population (ZIP): 9,902

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Native American 8% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.83%
• Current HPI: 284.6727
• 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

+51.5% since first listed

17 events — show timeline

• 2026-04-29 Pending — MLSOK
• 2026-04-29 Listed $150,000 MLSOK
• 2026-03-11 Listing Removed — MLSOK
• 2025-11-12 Listed $188,000 MLSOK
• 2021-03-26 Sold (Public Records) $170,000 Public Records
• 2021-03-18 Sold (MLS) $170,000 MLSOK
• 2021-02-03 Listing Removed — MLSOK
• 2021-01-30 Listed $172,500 MLSOK
• 2018-08-06 Listing Removed — MLSOK
• 2018-07-22 Listed $115,000 MLSOK
• 2014-03-06 Sold (Public Records) $113,000 Public Records
• 2014-03-03 Sold (MLS) $112,900 MLSOK
• 2013-03-13 Listed $115,000 MLSOK
• 2013-02-01 Listing Removed — MLSOK
• 2012-11-05 Listed $124,900 MLSOK
• 2000-03-24 Sold (Public Records) $85,000 Public Records
• 1999-07-15 Listed $99,000 MLSOK

Property tax history

+6.9%/yr

Latest (2025): $2,289 · +2.1% YoY. Source: county tax records.