1202 W Division St · Henryetta, OK 74437

$89,499

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 46 Days on market

Built 1930 6,996 sqft lot Est $79k · 14% over ↓ 14% since listing

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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 +18.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.2/10.0

Listing remarks

This cozy 3-bedroom, 1-bath home is ideally located near Henryetta Public Schools, offering both convenience and charm. Recently remodeled, it features new flooring, a beautifully tiled shower, and fresh paint inside and out. A durable metal roof adds long-term value and peace of mind. Situated on a spacious, fully fenced corner lot, this property provides plenty of room for outdoor living, pets, or future possibilities. Enjoy an easy commute with Henryetta being located less than 45 mins to Tulsa and just 90 minutes to OKC-making this a great option for those seeking affordability without sacrificing access to larger metro areas. Call to schedule your personal viewing today!

Key facts

• Metal roof
• Fresh paint
• New flooring

Tags

• NEW FLOORING
• TILED SHOWER
• FRESH PAINT
• METAL ROOF
• FULLY FENCED CORNER LOT
• OUTDOOR LIVING

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Metal roof; Built (year source: public records)
• Exterior features: Covered porch; Porch; Shed(s); Chain link fence; Corner lot

Interior

• Kitchen: Electric oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Laminate counters; Cable TV; Electric oven connection; Electric range connection; Aluminum frame and vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $80 ($958/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 $88k (1.2% below list).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 $10k of equity ($619 loan paydown + $9k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k 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 ($87k) is reasonable based on typical stale-listing flexibility.

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 $86,814 (3.0% 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 3% 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. 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?
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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $78,720
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 W Division St	0.16mi	3/1.0 (+1)	984 (0%)	6mo	$110,000	$112	82
1006 W Division St	0.15mi	2/1.0	936 (-5%)	8mo	$40,000	$43	78
909 W Moore St	0.39mi	2/1.0	975 (-1%)	10mo	$77,900	$80	72
1107 W Broadway St	0.26mi	2/1.0	924 (-6%)	9mo	$41,000	$44	70
903 W Broadway St	0.35mi	3/1.0 (+1)	999 (+2%)	11mo	$45,000	$45	67
1102 W Division St	0.07mi	3/1.0 (+1)	1,100 (+12%)	24mo	$28,000	$25	52
306 S 9th St	0.44mi	2/2.0	1,107 (+12%)	7mo	$105,000	$95	48
1004 Summit St	0.44mi	3/1.5 (+1)	1,112 (+13%)	16mo	$114,500	$103	38

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: 27.0%
• Equity multiple: 3.15×
• Total profit: $53,842
• Equity at exit: $80,628

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $154,583
• Equity at exit: $173,877

Cash invested: $25,060 (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: 8.4×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $80

Break-even live

Break-even rent $783

Max offer price $89,499

Occupancy floor 86%

Sensitivity live

Price	-10% $142	-5% $111	+0% $80	+5% $49	+10% $18
Rent	-10% $10	-5% $45	+0% $80	+5% $115	+10% $150
Rate	-1.0pp $125	-0.5pp $103	base $80	+0.5pp $57	+1.0pp $33

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $89,499 Active 46 DOM
2. 2026-06-18
   days on market $89,499 Active 44 DOM
3. 2026-06-17
   days on market $89,499 Active 43 DOM
4. 2026-06-16
   days on market $89,499 Active 42 DOM
5. 2026-06-16
   days on market $89,499 Active 41 DOM
6. 2026-06-13
   days on market $89,499 Active 39 DOM
7. 2026-06-12
   days on market $89,499 Active 38 DOM
8. 2026-06-09
   days on market $89,499 Active 35 DOM
9. 2026-06-08
   days on market $89,499 Active 34 DOM
10. 2026-06-08
    pricedays on market $89,499 Active 33 DOM
11. 2026-06-05
    days on market $94,499 Active 31 DOM
12. 2026-06-04
    days on market $94,499 Active 29 DOM
13. 2026-06-02
    days on market $94,499 Active 28 DOM
14. 2026-06-01
    days on market $94,499 Active 27 DOM
15. 2026-05-31
    days on market $94,499 Active 26 DOM
16. 2026-05-20
    price $94,499
17. 2026-05-05
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $10,608
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$447
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$2,604
• Taxable loss: −$496
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,077/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

-14.1% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $94,499 MLS Technology, Inc.
• 2026-05-05 Listed $110,000 MLS Technology, Inc.

Property tax history

+25.9%/yr

Latest (2025): $95 · +11.8% YoY. Source: county tax records.