421 W Arkansas · Durant, OK 74701

$165,000

2 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 40 Days on market

Built 1938 7,933 sqft lot Est $149k · 11% over

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Why this score? — see what drove the F 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 +9.9/30.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Schools +2.8/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled home in the heart of Durant, where modern updates meet timeless charm. Completely renovated with thoughtful attention to detail, this property offers peace of mind and stylish living from top to bottom. Step inside to discover brand-new flooring that flows seamlessly throughout the home, complemented by fresh wood trim, custom baseboards, and detailed window seals that add warmth and character. The kitchen shines with stunning new granite countertops, updated fixtures, and a clean, modern feel perfect for everyday living or entertaining guests. New interior doors and updated lighting create a cohesive, polished look in every room. Major improvements inc

Key facts

• All new siding
• Brand new flooring
• Granite countertops

Tags

• REMODELED HOME
• BRAND NEW FLOORING
• GRANITE COUNTERTOPS
• NEW ENERGY EFFICIENT WINDOWS
• MODERN MINI SPLIT SYSTEM
• ALL NEW SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (32.5% below list).
• Recommended offer: $111k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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+, amenities F.
• 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.
• Zoned schools: Robert E Lee Early Childhood (241 students, 0% FRL); Durant Intermediate Es (math 24% / reading 36%, grade F, #49 of 345 statewide, top 15%, 615 students, 0% FRL); Durant Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 956 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 310 active listings in the ZIP; 2 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 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,405 (32.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.68% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $149,076
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 W Arkansas	0.00mi	3/2.0 (+1)	1,212 (0%)	1mo	$167,000	$138	90
418 W Georgia	0.36mi	2/1.5	1,200 (-1%)	6mo	$148,000	$123	75
411 N 7th Ave	0.41mi	2/2.0	1,259 (+4%)	2mo	$38,000	$30	69
307 N 8th	0.38mi	3/2.0 (+1)	1,228 (+1%)	6mo	$168,000	$137	67
515 W Pine	0.67mi	2/1.0	1,246 (+3%)	4mo	$134,000	$108	60
701 W Alabama	0.36mi	3/2.0 (+1)	1,274 (+5%)	9mo	$165,000	$130	58
610 S 13th	0.64mi	3/2.0 (+1)	1,200 (-1%)	4mo	$148,000	$123	57
724 N 7th	0.62mi	3/2.0 (+1)	1,256 (+4%)	2mo	$190,000	$151	54
1319 W Louisiana St	0.62mi	3/2.0 (+1)	1,168 (-4%)	4mo	$195,000	$167	53
503 N 13th Ave	0.72mi	3/1.0 (+1)	1,148 (-5%)	8mo	$38,500	$34	46
921 N 6th	0.75mi	3/1.5 (+1)	1,274 (+5%)	8mo	$128,000	$100	42
616 N 4th Ave	0.53mi	3/1.0 (+1)	1,392 (+15%)	6mo	$45,000	$32	40

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-36,527
• Equity at exit: $24,602

10-year hold

• IRR: -27.6%
• Equity multiple: -0.15×
• Total profit: $-53,051
• Equity at exit: $14,266

Cash invested: $46,200 (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: 310
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-101

Break-even live

Break-even rent $1,242

Max offer price $147,126

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-54	+0% $-101	+5% $-148	+10% $-195
Rent	-10% $-189	-5% $-145	+0% $-101	+5% $-57	+10% $-13
Rate	-1.0pp $-18	-0.5pp $-59	base $-101	+0.5pp $-144	+1.0pp $-187

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Wilson St Durant, OK	2.0–3.0	1.0–2.0	901	$745	$0.83	22d	5	1.46mi
2200 W University Blvd Durant, OK	1.0–2.0	1.0	803	$1,000	$1.25	22d	6	1.46mi

Listing history 2 events

1. 2026-04-11
   status Pending
2. 2026-03-02
   listed $165,000 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: $567 · $47/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$918/yr (+$76/mo · 161.9%)

ⓘ 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 ≥111°F today · 21 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: $13,369
• − Mortgage interest: −$9,243
• − Property taxes: −$567
• − Insurance: −$825
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$4,800
• Taxable loss: −$4,205
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $-205/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

2 events — show timeline

• 2026-04-11 Pending — MLS Technology, Inc.
• 2026-03-02 Listed $165,000 MLS Technology, Inc.

Property tax history

+8.8%/yr

Latest (2025): $567 · +45.4% YoY. Source: county tax records.