725 W Walnut St · Drumright, OK 74030

$89,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 150 Days on market

Built 1973 Est $105k · 15% 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 +28.9/30.0
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

KISS YOUR LANDLORD GOODBYE! AND SAY HELLO TO . .. .. Updated Modern Farmhouse Style, 3 Bed/1 Bath/2-Car Garage on 7 Lots! Excellent Location in Desired Neighborhood! This 1092 Sq. Ft. Home features an Open Concept Living/Dining/Kitchen Area; Vinyl Plank Flooring throughout; Farmhouse Wood Ceilings; Nice updated Bathroom; Central Heat & Air; Electrical & Plumbing Updated; New Sewer Line; Nice covered back patio; Fenced Front & Back Yard; Side Lots have Utilities, Storm Cellar, & Plenty of Room for Extra Parking or to build a Shop Building!! Call to set up a showing appointment today!!

Key facts

• 2 garage spots
• Built 1973
• Listed 150 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#102 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools F, amenities F, commute F.
• Drumright (rural): math 24% / reading 25% proficiency, ranked #353 of 513 in OK (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($615 loan paydown + $1k appreciation (1.1% local appreciation)).
• At projected returns (1.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Climate carrying-cost: severe 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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 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?
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: 1.27% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 W Broadway St	0.04mi	3/1.5	1,163 (+6%)	4mo	$127,000	$109	82
403 S Cimarron Ave	0.38mi	2/1.5 (-1)	1,140 (+4%)	3mo	$110,000	$96	66
510 S Grand Ave	0.44mi	2/1.0 (-1)	1,138 (+4%)	10mo	$125,000	$110	60
401 S Tucker Ave	0.27mi	3/1.0	1,210 (+11%)	13mo	$80,000	$66	59
320 W Broadway St	0.27mi	3/2.0	1,236 (+13%)	5mo	$37,000	$30	58
106 E 1st St	0.58mi	3/1.0	1,110 (+2%)	21mo	$55,000	$50	53
708 W Noble St	0.33mi	2/1.0 (-1)	1,144 (+5%)	23mo	$129,900	$114	52
526 S Creek St	0.44mi	2/1.5 (-1)	1,178 (+8%)	22mo	$100,000	$85	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.86×
• Total profit: $21,492
• Equity at exit: $31,016

10-year hold

• IRR: 20.0%
• Equity multiple: 3.45×
• Total profit: $60,939
• Equity at exit: $41,711

Cash invested: $24,920 (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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $302

Break-even live

Break-even rent $751

Max offer price $89,000

Occupancy floor 68%

Sensitivity live

Price	-10% $352	-5% $327	+0% $302	+5% $277	+10% $252
Rent	-10% $212	-5% $257	+0% $302	+5% $347	+10% $391
Rate	-1.0pp $347	-0.5pp $325	base $302	+0.5pp $279	+1.0pp $255

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2024-04-29
   soldstatus $80,000
2. 2024-03-08
   status Pending
3. 2023-11-10
   price $89,000
4. 2023-10-09
   listed $92,000 Active
5. 2021-12-30
   soldstatus $80,000
6. 2021-12-22
   soldstatus $80,000 617-char remark

   Show marketing remark (617 chars)

   KISS YOUR LANDLORD GOODBYE! AND SAY HELLO TO . .. .. Updated Modern Farmhouse Style, 3 Bed/1 Bath/2-Car Garage on 7 Lots! Excellent Location in Desired Neighborhood! This 1092 Sq. Ft. Home features an Open Concept Living/Dining/Kitchen Area; Vinyl Plank Flooring throughout; Farmhouse Wood Ceilings; Nice updated Bathroom; Central Heat & Air; Electrical & Plumbing Updated; New Sewer Line; Nice covered back patio; Fenced Front & Back Yard; Side Lots have Utilities, Storm Cellar, & Plenty of Room for Extra Parking or to build a Shop Building!! Call to set up a showing appointment today!!

7. 2021-04-27
   listed $75,000 617-char remark

   Show marketing remark (617 chars)

   KISS YOUR LANDLORD GOODBYE! AND SAY HELLO TO . .. .. Updated Modern Farmhouse Style, 3 Bed/1 Bath/2-Car Garage on 7 Lots! Excellent Location in Desired Neighborhood! This 1092 Sq. Ft. Home features an Open Concept Living/Dining/Kitchen Area; Vinyl Plank Flooring throughout; Farmhouse Wood Ceilings; Nice updated Bathroom; Central Heat & Air; Electrical & Plumbing Updated; New Sewer Line; Nice covered back patio; Fenced Front & Back Yard; Side Lots have Utilities, Storm Cellar, & Plenty of Room for Extra Parking or to build a Shop Building!! Call to set up a showing appointment today!!

8. 1999-10-22
   soldstatus $36,000

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,593
• − Mortgage interest: −$4,985
• − Property taxes: −$1,070
• − Insurance: −$445
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,589
• Taxable income: $2,329
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,064/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: Drumright
• NCES district ID: 4010200
• Math proficiency: 24% ▲ 7.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $35,602
• Composite: 23.33/100
• National rank: #13308
• State rank: #353 of 513 in OK

Livability — Drumright

• Score: 66/100
• State rank: #102
• US rank: #11324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drumright, OK
• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

+122.2% since first listed

8 events — show timeline

• 2024-04-29 Sold (Public Records) $80,000 Public Records
• 2024-03-08 Pending — SBOR
• 2023-11-10 Price Changed $89,000 SBOR
• 2023-10-09 Listed $92,000 SBOR
• 2021-12-30 Sold (Public Records) $80,000 Public Records
• 2021-12-22 Sold (MLS) $80,000 SBOR
• 2021-04-27 Listed $75,000 SBOR
• 1999-10-22 Sold (Public Records) $36,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,070 · +71.7% YoY. Source: county tax records.