215 S 4th St · Sperry, OK 74073

$115,500

3 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 10 Days on market

Built 1960 10,500 sqft lot Est $189k · 39% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +9.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This home features 3bedrooms, 1 bath. or could be 2 bedroom, 1 bath, with 2 living rooms, with a nice size size kitchen and laundry room with shelves. The front of house is fenced with chain link. There is a large yard area separate from the fenced in area. This house sits on a corner lot, less than 1 block from the school. This house has great potential for the person willing to fix it up a little. Come check out your possible new home.

Key facts

• Large yard area
• Corner lot
• 0.24 acre lot

Tags

• FENCED FRONT OF HOUSE
• LARGE YARD AREA
• CORNER LOT
• LESS THAN 1 BLOCK FROM SCHOOL

Property features AI

Finance

• Other: Less than 10 miles to water
• Financial info: Annual tax information available
• HOA & community: Community features include a marina and sidewalks

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Fiber optic available
• Home design: Single-story home; Faces west; Crawlspace foundation; Wood frame construction
• Construction: Built (year per public records); Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Patio; Concrete driveway; Chain link fencing; Mature trees; Additional land available; Corner lot; Boat ramp/lift access to nearby water (Skiatook Lake)

Interior

• Kitchen: Eat-in kitchen; Gas and electric range/oven connections; Electric oven/range connection
• Bedrooms: Three first-floor bedrooms including a master bedroom on the first floor; Bedrooms without attached baths
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (hall bath with bathtub)
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Ceiling fan(s); Laminate counters; Storm door(s); Wood window frames; Other interior features
• Laundry & utility: Interior utility room on the first floor; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).

Location & tenants

• Location reads 54/100 on livability (#571 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Sperry (rural): math 21% / reading 26% proficiency, ranked #114 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($799 loan paydown + $9k appreciation (7.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 35y 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,500

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.43% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.99%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $188,924
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 S 4th St	0.12mi	3/2.0	1,326 (+2%)	2mo	$195,000	$147	85
309 W Cherry St	0.08mi	2/1.0 (-1)	1,224 (-5%)	9mo	$125,000	$102	75
539 W Cherokee St	0.28mi	3/2.0	1,318 (+2%)	11mo	$215,000	$163	70
107 W Carter St	0.44mi	3/1.0	1,226 (-5%)	2mo	$157,900	$129	69
410 S 1st St	0.17mi	3/2.0	1,238 (-4%)	21mo	$180,900	$146	64
41 W Ash Pl S	0.19mi	3/2.0	1,350 (+4%)	22mo	$155,000	$115	62
110 W Carter St	0.41mi	2/2.0 (-1)	1,216 (-6%)	1mo	$146,500	$120	61
9890 N Osage Dr	0.34mi	3/2.0	1,357 (+5%)	18mo	$229,500	$169	57
118 W Birch Pl	0.21mi	3/2.0	1,144 (-12%)	18mo	$175,000	$153	52
108 N 1st St	0.24mi	2/1.0 (-1)	1,128 (-13%)	17mo	$124,900	$111	48

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

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.67×
• Total profit: $86,437
• Equity at exit: $87,150

10-year hold

• IRR: 33.9%
• Equity multiple: 7.84×
• Total profit: $221,364
• Equity at exit: $172,425

Cash invested: $32,340 (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 74073

• Home prices YoY: 3.0%
• Active inventory: 62
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$606
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $620

Break-even live

Break-even rent $873

Max offer price $115,500

Occupancy floor 58%

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: $28,875
• Closing costs: $3,465
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $115,500 Active 10 DOM
2. 2026-06-17
   days on market $115,500 Active 9 DOM
3. 2026-06-16
   days on market $115,500 Active 8 DOM
4. 2026-06-15
   days on market $115,500 Active 7 DOM
5. 2026-06-13
   days on market $115,500 Active 5 DOM
6. 2026-06-10
   days on market $115,500 Active 2 DOM
7. 2026-06-08
   remarks 441-char remark
8. 2026-06-08
   listed $115,500 Active 1 DOM

ⓘ 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: $426 · $36/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$614/yr (+$51/mo · 144.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,882
• − Mortgage interest: −$6,470
• − Property taxes: −$426
• − Insurance: −$578
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$3,360
• Taxable income: $5,868
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $6,027/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: Sperry
• NCES district ID: 4028170
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $52,187
• Composite: 21.01/100
• National rank: #8455
• State rank: #114 of 270 in OK

Livability — Sperry

• Score: 54/100
• State rank: #571
• US rank: #23756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sperry, OK
• Population (ZIP): 5,610

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 16% Native American 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 268.133
• 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

+788.5% since first listed

12 events — show timeline

• 2026-06-08 Listed $115,500 MLS Technology, Inc.
• 2026-05-21 Listing Removed — MLS Technology, Inc.
• 2026-03-18 Price Changed $119,500 MLS Technology, Inc.
• 2025-12-29 Price Changed $129,500 MLS Technology, Inc.
• 2025-12-08 Relisted — MLS Technology, Inc.
• 2025-11-21 Listing Removed — MLS Technology, Inc.
• 2025-11-21 Listed $134,500 MLS Technology, Inc.
• 1993-03-31 Listed $11,999 MLS Technology, Inc.
• 1992-10-08 Listing Removed — MLS Technology, Inc.
• 1992-04-08 Listed $11,999 MLS Technology, Inc.
• 1992-03-30 Listing Removed — MLS Technology, Inc.
• 1991-09-30 Listed $12,999 MLS Technology, Inc.

Property tax history

+0.4%/yr

Latest (2025): $426 · +0.2% YoY. Source: county tax records.