803 W Moore St · Henryetta, OK 74437

$153,900

4 bd · 1.0 ba · 1,948 sqft · SingleFamily public records · 46 Days on market

Built 1930 4,760 sqft lot

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Why this score? — see what drove the C- 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 +16.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

This spacious and inviting 4-bedroom, 2-bath home is designed for comfortable living with a flexible floor plan and plenty of room to grow. Inside, you’ll find two living areas, a cozy fireplace, formal dining room, built-in shelving, and a separate laundry room—perfect for both everyday living and entertaining. The thoughtfully designed layout features two bedrooms and two full baths on the main level, with two additional bedrooms upstairs, abundant storage, and a partially floored attic with convenient access. Recent updates include a durable 30-year roof installed in late 2023 and all-new kitchen appliances added in 2026. Step outside to enjoy the covered porch, partial priva

Key facts

• Formal dining room
• Two living areas
• Cozy fireplace

Tags

• TWO LIVING AREAS
• COZY FIREPLACE
• FORMAL DINING ROOM
• BUILT-IN SHELVING
• SEPARATE LAUNDRY ROOM
• PARTIALLY FLOORED ATTIC

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2-story home; Faces north; Handicap accessible
• Construction: Brick veneer and vinyl siding; Asphalt/fiberglass roof; Crawlspace foundation; Owner-reported year built
• Exterior features: Covered porch; Storage structure; Partial privacy fencing; Smoke detector(s); No safety shelter

Interior

• Kitchen: Built-in oven; Oven; Range; Microwave; Dishwasher; Disposal
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Attic; High-speed internet available; Cable TV wiring; Wired for data; Ceiling fan(s); Laminate counters; Low threshold shower; Aluminum frame windows; Bay window(s); Electric oven connection; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $79 ($947/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 $126k (18.2% below list).
• Recommended offer: $126k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in Henryetta — 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 54/100 on livability (#589 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Henryetta (town): math 11% / reading 19% proficiency, ranked #228 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $125,949 (18.2% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $68,180
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 N 7th St	0.38mi	3/1.5 (-1)	2,096 (+8%)	10mo	$88,000	$42	54
811 S 4th St	0.51mi	4/2.0	1,718 (-12%)	12mo	$6,500	$4	42
611 N 5th St	0.63mi	3/2.0 (-1)	2,153 (+10%)	4mo	$75,000	$35	40
301 W Cummings St	0.58mi	3/2.0 (-1)	1,680 (-14%)	6mo	$55,000	$33	36

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $88,771
• Equity at exit: $138,645

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $257,322
• Equity at exit: $298,994

Cash invested: $43,092 (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 74437

• Home prices YoY: 23.4%
• Active inventory: 90
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$807
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $79

Break-even live

Break-even rent $1,160

Max offer price $153,900

Occupancy floor 89%

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $153,900 Active 46 DOM
2. 2026-06-17
   days on market $153,900 Active 45 DOM
3. 2026-06-16
   days on market $153,900 Active 44 DOM
4. 2026-06-16
   days on market $153,900 Active 43 DOM
5. 2026-06-13
   days on market $153,900 Active 41 DOM
6. 2026-06-12
   days on market $153,900 Active 40 DOM
7. 2026-06-09
   days on market $153,900 Active 37 DOM
8. 2026-06-08
   days on market $153,900 Active 36 DOM
9. 2026-06-08
   days on market $153,900 Active 35 DOM
10. 2026-06-05
    days on market $153,900 Active 33 DOM
11. 2026-06-04
    days on market $153,900 Active 31 DOM
12. 2026-06-02
    days on market $153,900 Active 30 DOM
13. 2026-06-01
    days on market $153,900 Active 29 DOM
14. 2026-05-31
    days on market $153,900 Active 28 DOM
15. 2026-05-02
    listed $153,900 Active
16. 2026-04-24
    historical
17. 2026-04-04
    listed $153,900 Active
18. 2026-03-31
    historical
19. 2026-03-27
    price $153,900
20. 2026-03-21
    price $159,800
21. 2026-02-09
    price $159,900
22. 2026-01-27
    listed $164,900 Active
23. 2024-10-26
    historical
24. 2024-04-26
    listed $120,000 Active
25. 2024-03-12
    historical
26. 2023-09-21
    price $125,000
27. 2023-09-13
    listed $129,000 Active
28. 2023-09-10
    historical
29. 2023-08-15
    price $130,000
30. 2023-06-26
    price $140,000
31. 2023-05-02
    price $150,000
32. 2023-03-10
    listed $155,000 Active

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $1,385 · $115/mo
• Expected delta: +$846/yr (+$71/mo · 157.0%)

ⓘ 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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,114
• − Mortgage interest: −$8,621
• − Property taxes: −$539
• − Insurance: −$770
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,477
• Taxable loss: −$1,711
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,357/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: Henryetta
• NCES district ID: 4014370
• Math proficiency: 11% ▼ -15.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $37,050
• Composite: 12.5/100
• National rank: #9624
• State rank: #228 of 270 in OK

Livability — Henryetta

• Score: 54/100
• State rank: #589
• US rank: #24020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henryetta, OK
• Population (ZIP): 9,058

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 63% Native American 18% Two or more races 14% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.61%
• Current HPI: 277.6291
• 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

-0.7% since first listed

18 events — show timeline

• 2026-05-02 Listed $153,900 MLS Technology, Inc.
• 2026-04-24 Listing Removed — MLS Technology, Inc.
• 2026-04-04 Listed $153,900 MLS Technology, Inc.
• 2026-03-31 Listing Removed — MLS Technology, Inc.
• 2026-03-27 Price Changed $153,900 MLS Technology, Inc.
• 2026-03-21 Price Changed $159,800 MLS Technology, Inc.
• 2026-02-09 Price Changed $159,900 MLS Technology, Inc.
• 2026-01-27 Listed $164,900 MLS Technology, Inc.
• 2024-10-26 Listing Removed — MLS Technology, Inc.
• 2024-04-26 Listed $120,000 MLS Technology, Inc.
• 2024-03-12 Listing Removed — MLS Technology, Inc.
• 2023-09-21 Price Changed $125,000 MLS Technology, Inc.
• 2023-09-13 Listed $129,000 MLS Technology, Inc.
• 2023-09-10 Listing Removed — MLS Technology, Inc.
• 2023-08-15 Price Changed $130,000 MLS Technology, Inc.
• 2023-06-26 Price Changed $140,000 MLS Technology, Inc.
• 2023-05-02 Price Changed $150,000 MLS Technology, Inc.
• 2023-03-10 Listed $155,000 MLS Technology, Inc.

Property tax history

+7.6%/yr

Latest (2025): $539 · +12.8% YoY. Source: county tax records.