308 N Rowe · Pryor Creek, OK 74361

$59,000

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 8 Days on market

Built 1940 7,500 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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special - This home is ready for a full renovation! Some interior updates have been done. 3 bed 1 bath in the heart of Pryor. Would make for a great rental, flip, or even owner occupant after being fixed up! Call today to schedule your showing. We have contacts for rehab funding.

Key facts

• 7,500 sq ft lot
• Built 1940
• Listed 8 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built using wood frame and asbestos materials; Asphalt/fiberglass roof
• Exterior features: Privacy fencing; No other exterior features listed

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Quartz and stone counters; Gas range/oven connections; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Cap rate 18.9% vs local median 3.9% 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: schools D, crime D-, amenities 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.
• Market conditions: 159 active listings in the ZIP; 1 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 $408 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $59,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.10% ✓
• Cap rate: 18.87%
• Cash-on-cash: 44.92%
• DSCR: 3.00
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $122,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 N Rowe	0.00mi	3/1.0	945 (0%)	1mo	$51,000	$54	99
319 N Coo-y-yah St N	0.08mi	3/1.0	960 (+2%)	8mo	$134,000	$140	87
101 Whitaker St	0.48mi	3/1.0	960 (+2%)	10mo	$35,000	$36	67
5 S Orphan St	0.61mi	2/1.0 (-1)	936 (-1%)	2mo	$24,900	$27	63
415 N Orphan St	0.31mi	3/1.0	1,080 (+14%)	5mo	$87,500	$81	58
204 S Rowe	0.71mi	2/1.0 (-1)	892 (-6%)	1mo	$150,000	$168	52
213 N Ora St	0.41mi	2/1.0 (-1)	1,050 (+11%)	10mo	$38,000	$36	49
401 N Orphan St	0.30mi	2/1.0 (-1)	806 (-15%)	9mo	$105,000	$130	49
420 N Oklahoma	0.62mi	3/1.0	1,061 (+12%)	4mo	$169,900	$160	47
232 Eastmanor Cir	0.70mi	3/1.0	1,070 (+13%)	6mo	$182,000	$170	41
7 S Orphan St	0.62mi	2/2.0 (-1)	1,068 (+13%)	3mo	$43,000	$40	38
223 E Manor Cir	0.73mi	3/1.0	1,085 (+15%)	9mo	$175,000	$161	34

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: 42.0%
• Equity multiple: 2.80×
• Total profit: $29,812
• Equity at exit: $8,797

10-year hold

• IRR: 48.1%
• Equity multiple: 5.64×
• Total profit: $76,633
• Equity at exit: $5,101

Cash invested: $16,520 (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: 159
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$28 /mo · $334/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $618

Break-even live

Break-even rent $458

Max offer price $59,000

Occupancy floor 45%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	14d	1	0.38mi

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-04-28
   listed $59,000 Active
3. 2016-11-03
   soldstatus $45,000
4. 2010-12-28
   soldstatus $35,000
5. 2002-10-30
   soldstatus $47,500
6. 2002-01-25
   soldstatus $45,000
7. 2001-05-15
   soldstatus $45,000
8. 1997-06-06
   soldstatus $38,000
9. 1994-08-01
   soldstatus $33,000

ⓘ 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: $334 · $28/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$197/yr (+$16/mo · 59.0%)

ⓘ 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 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: $14,889
• − Mortgage interest: −$3,305
• − Property taxes: −$334
• − Insurance: −$295
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,716
• Taxable income: $6,856
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $5,775/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

+78.8% since first listed

9 events — show timeline

• 2026-05-07 Pending — MLS Technology, Inc.
• 2026-04-28 Listed $59,000 MLS Technology, Inc.
• 2016-11-03 Sold (Public Records) $45,000 Public Records
• 2010-12-28 Sold (Public Records) $35,000 Public Records
• 2002-10-30 Sold (Public Records) $47,500 Public Records
• 2002-01-25 Sold (Public Records) $45,000 Public Records
• 2001-05-15 Sold (Public Records) $45,000 Public Records
• 1997-06-06 Sold (Public Records) $38,000 Public Records
• 1994-08-01 Sold (Public Records) $33,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $334 · +3.7% YoY. Source: county tax records.