404 E Maple St · Drumright, OK 74030

$94,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 29 Days on market

Built 1987 0.32 ac lot Est $115k · 18% under

---

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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Lots of potential in this centrally located home close to shopping, dining, schools, and everyday conveniences! This property features 2 bedrooms, 1 bathroom, a large living room, and a spacious eat-in kitchen. Situated on a large lot with mature trees, there’s plenty of room to enjoy the outdoor space or expand your vision. With a little imagination and TLC, this home could make a wonderful family home or a great investment opportunity. Major updates have already been taken care of, including a new HVAC system, new roof, new hot water heater, and newer kitchen appliances — giving you a solid head start on making this home your own!

Key facts

• Centrally located
• Large lot
• New hot water heater

Tags

• CENTRALLY LOCATED
• LARGE LOT
• MATURE TREES
• NEW HVAC SYSTEM
• NEW ROOF
• NEW HOT WATER HEATER

Property features AI

Finance

• Other: $103 annual tax (2021)

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Concrete driveway; Covered porch; Satellite dish; Above-ground pool; Shed(s); Chain link partial fencing; Corner lot with mature trees

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave; Oven/Range/Stove; Gas water heater
• Bedrooms: Three bedrooms on the first floor (including a master bedroom)
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom (hall bath with bathtub)
• Heating & cooling: Central heating (gas); Window unit(s) for cooling
• Interior features: Aluminum window frames; Accessible doors; Laminate counters; Cable TV; Ceiling fans; Gas range/oven connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#102 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools F, amenities F, commute F.
• Drumright (rural): math 24% / reading 25% proficiency, ranked #353 of 513 in OK (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($650 loan paydown + $1k appreciation (1.1% local appreciation)).
• At projected returns (1.1% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $94k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,590 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $114,950
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 W Broadway St	0.57mi	3/2.0	1,236 (+2%)	5mo	$37,000	$30	62
403 S Cimarron Ave	0.68mi	2/1.5 (-1)	1,140 (-6%)	3mo	$110,000	$96	50
106 E 1st St	0.71mi	3/1.0	1,110 (-8%)	21mo	$55,000	$50	36
620 W Oak St	0.72mi	3/1.5	1,295 (+7%)	24mo	$123,000	$95	33

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.91×
• Total profit: $23,877
• Equity at exit: $32,758

10-year hold

• IRR: 20.8%
• Equity multiple: 3.54×
• Total profit: $66,829
• Equity at exit: $44,054

Cash invested: $26,320 (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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $338

Break-even live

Break-even rent $738

Max offer price $94,000

Occupancy floor 66%

Sensitivity live

Price	-10% $391	-5% $364	+0% $338	+5% $311	+10% $285
Rent	-10% $246	-5% $292	+0% $338	+5% $384	+10% $430
Rate	-1.0pp $385	-0.5pp $362	base $338	+0.5pp $313	+1.0pp $289

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $94,000 Active 29 DOM
2. 2026-06-18
   days on market $94,000 Active 27 DOM
3. 2026-06-17
   price $94,000 Active 26 DOM
4. 2026-06-17
   days on market $100,000 Active 26 DOM
5. 2026-06-16
   days on market $100,000 Active 25 DOM
6. 2026-06-15
   days on market $100,000 Active 24 DOM
7. 2026-06-13
   days on market $100,000 Active 22 DOM
8. 2026-06-12
   days on market $100,000 Active 21 DOM
9. 2026-06-09
   days on market $100,000 Active 18 DOM
10. 2026-06-08
    days on market $100,000 Active 17 DOM
11. 2026-06-08
    days on market $100,000 Active 16 DOM
12. 2026-06-05
    days on market $100,000 Active 14 DOM
13. 2026-06-04
    days on market $100,000 Active 12 DOM
14. 2026-06-02
    days on market $100,000 Active 11 DOM
15. 2026-06-01
    days on market $100,000 Active 10 DOM
16. 2026-05-31
    days on market $100,000 Active 9 DOM
17. 2026-05-22
    listed $100,000 Active
18. 2022-11-01
    status Pending
19. 2022-11-01
    historical
20. 2022-10-13
    price $49,900
21. 2022-08-15
    listed $70,000 Active
22. 2017-03-20
    historical
23. 2016-09-22
    listed $67,000 Active
24. 2014-03-21
    soldstatus $39,000 Closed
25. 2013-11-26
    listed $35,000
26. 2008-07-01
    soldstatus $58,500
27. 2001-11-14
    soldstatus $43,500

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $846 · $70/mo
• Expected delta: +$237/yr (+$20/mo · 38.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,985
• − Mortgage interest: −$5,265
• − Property taxes: −$609
• − Insurance: −$470
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,735
• Taxable income: $2,668
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,413/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: Drumright
• NCES district ID: 4010200
• Math proficiency: 24% ▲ 7.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $35,602
• Composite: 23.33/100
• National rank: #13308
• State rank: #353 of 513 in OK

Livability — Drumright

• Score: 66/100
• State rank: #102
• US rank: #11324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drumright, OK
• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

+129.9% since first listed

11 events — show timeline

• 2026-05-22 Listed $100,000 MLS Technology, Inc.
• 2022-11-01 Pending — MLS Technology, Inc.
• 2022-11-01 Listing Removed — MLS Technology, Inc.
• 2022-10-13 Price Changed $49,900 MLS Technology, Inc.
• 2022-08-15 Listed $70,000 MLS Technology, Inc.
• 2017-03-20 Listing Removed — MLSOK
• 2016-09-22 Listed $67,000 MLSOK
• 2014-03-21 Sold (MLS) $39,000 MLS Technology, Inc.
• 2013-11-26 Listed $35,000 MLS Technology, Inc.
• 2008-07-01 Sold (Public Records) $58,500 Public Records
• 2001-11-14 Sold (Public Records) $43,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $609 · -6.9% YoY. Source: county tax records.