1702 Maple · Durant, OK 74701

$169,900

4 bd · 1.0 ba · 1,497 sqft · SingleFamily public records · 110 Days on market

Built 1958 10,648 sqft lot Est $178k · at est.

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Why this score? — see what drove the D 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 +16.0/30.0
• ARV discount +9.6/15.0
• DSCR +4.9/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1702 Maple Street in Durant—an updated 3-bedroom, 1-bath brick home on a corner lot, featuring just over 1/4 acre of space, shaded by mature oak and pecan trees. The concrete driveway provides convenient off-street parking, and the classic red brick exterior is complemented by an architectural shingle roof that’s less than five years old. Inside, you’ll find fresh paint throughout and original strip red oak hardwood floors that add warmth and character. The kitchen has been thoughtfully updated from its original design with upscale cabinetry, granite countertops, and a large eat-in peninsula—an ideal setup for everyday living and casual entertaining. Just

Key facts

• Granite countertops
• Upscale cabinetry
• Corner lot

Tags

• CORNER LOT
• MATURE OAK AND PECAN TREES
• CONCRETE DRIVEWAY
• ARCHITECTURAL SHINGLE ROOF
• UPSCALE CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Patio; Porch; Shed(s) / storage; Chain link fencing; Above-ground pool with liner; Mature trees; Storm shelter; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Stove
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Solid surface counters; Ceiling fan(s); Aluminum frame windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $82 ($989/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (17.5% below list).
• Recommended offer: $140k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.1% in Durant — 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 62/100 on livability (#262 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools D-.
• Durant (town): math 30% / reading 37% proficiency, ranked #49 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 309 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 176 units permitted in Bryan County in 2024 (80 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 $5k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $170k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,235 (17.5% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $178,143
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 Maple	0.00mi	3/1.0 (-1)	1,497 (0%)	1mo	$143,100	$96	94
1524 W Maple St W	0.09mi	3/1.5 (-1)	1,504 (+0%)	2mo	$115,000	$76	86
1622 W Main	0.43mi	3/1.0 (-1)	1,581 (+6%)	1mo	$80,000	$51	65
1120 W Willow	0.50mi	4/2.0	1,399 (-6%)	2mo	$176,000	$126	60
3146 Seabiscuit St	0.67mi	4/2.0	1,543 (+3%)	0mo	$252,423	$164	59
1715 W Beech St	0.31mi	3/1.0 (-1)	1,656 (+11%)	8mo	$197,000	$119	57
318 N Washington	0.40mi	3/2.0 (-1)	1,640 (+10%)	2mo	$130,000	$79	55
3232 Seabiscuit St	0.67mi	3/2.0 (-1)	1,455 (-3%)	4mo	$234,255	$161	52
1715 Worley St	0.67mi	3/2.0 (-1)	1,426 (-5%)	3mo	$180,000	$126	50
3249 Seabiscuit St	0.67mi	3/2.0 (-1)	1,455 (-3%)	8mo	$234,255	$161	49
1115 University Blvd	0.54mi	4/2.0	1,700 (+14%)	4mo	$124,830	$73	45
1002 W Evergreen	0.66mi	3/2.0 (-1)	1,665 (+11%)	8mo	$187,000	$112	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.44×
• Total profit: $-26,461
• Equity at exit: $25,333

10-year hold

• IRR: -13.3%
• Equity multiple: 0.32×
• Total profit: $-32,450
• Equity at exit: $14,690

Cash invested: $47,572 (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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 309
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $82

Break-even live

Break-even rent $1,298

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $179	-5% $131	+0% $82	+5% $34	+10% $-14
Rent	-10% $-28	-5% $27	+0% $82	+5% $138	+10% $193
Rate	-1.0pp $168	-0.5pp $126	base $82	+0.5pp $38	+1.0pp $-6

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Wilson St Durant, OK	2.0–3.0	1.0–2.0	901	$975	$1.08	21d	5	1.19mi

Listing history 13 events

1. 2026-05-11
   status Pending
2. 2026-04-22
   price $169,900
3. 2026-03-24
   price $179,900
4. 2026-03-02
   price $184,000
5. 2026-02-25
   price $189,000
6. 2026-02-17
   price $192,900
7. 2026-01-21
   listed $199,000 Active
8. 2021-02-18
   historical
9. 2020-12-03
   listed $129,000
10. 2016-01-25
    soldstatus $96,000
11. 2006-10-17
    soldstatus $82,000
12. 2005-05-11
    soldstatus $74,000
13. 1999-05-14
    soldstatus $55,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$765/yr (+$64/mo · 100.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,828
• − Mortgage interest: −$9,517
• − Property taxes: −$764
• − Insurance: −$850
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,943
• Taxable loss: −$1,937
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,454/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: Durant
• NCES district ID: 4010350
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $35,850
• Composite: 27.73/100
• National rank: #6903
• State rank: #49 of 270 in OK

Livability — Durant

• Score: 62/100
• State rank: #262
• US rank: #17020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durant, OK
• County: Bryan County · 27,497 people
• City population: 27,497
• Metro: Durant, OK
• Population (ZIP): 27,497
• Household income: $58,036
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 759.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Native American 14% Two or more races 13% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.66%
• Current HPI: 303.3877
• Rent YoY: ▼ -0.13%
• Metro: Durant, OK
• 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

+208.9% since first listed

13 events — show timeline

• 2026-05-11 Pending — MLS Technology, Inc.
• 2026-04-22 Price Changed $169,900 MLS Technology, Inc.
• 2026-03-24 Price Changed $179,900 MLS Technology, Inc.
• 2026-03-02 Price Changed $184,000 MLS Technology, Inc.
• 2026-02-25 Price Changed $189,000 MLS Technology, Inc.
• 2026-02-17 Price Changed $192,900 MLS Technology, Inc.
• 2026-01-21 Listed $199,000 MLS Technology, Inc.
• 2021-02-18 Listing Removed — MLS Technology, Inc.
• 2020-12-03 Listed $129,000 MLS Technology, Inc.
• 2016-01-25 Sold (Public Records) $96,000 Public Records
• 2006-10-17 Sold (Public Records) $82,000 Public Records
• 2005-05-11 Sold (Public Records) $74,000 Public Records
• 1999-05-14 Sold (Public Records) $55,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $764 · -5.2% YoY. Source: county tax records.