2313 8th St · Prague, OK 74864

$153,500

3 bd · 2.0 ba · 1,215 sqft · SingleFamily public records · 42 Days on market

Built 1983 9,945 sqft lot

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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).

• Appreciation +9.4/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0

Listing remarks MLS

Very nice 3 bed 1.5 bath brick home on a nice lot. This home is absolutely move in ready and has had many updates. New roof and new covered carport in 2023. Home features a single car attached garage, above ground safe room in the garage, large backyard, vinyl floor thru out! Adorable home! Schedule your appt today!

Key facts

• Covered parking
• Large backyard
• Storm shelter

Tags

• COVERED PARKING
• LARGE BACKYARD
• STORM SHELTER

Property features AI

Finance

• Other: Vacant and not occupied; No home warranty; Located in Sestak Add
• Financial info: Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Existing property
• Home design: Single family residence; One-level home; North-facing
• Construction: Brick and frame construction; Composition roof (replaced/installed in 2023); Slab foundation
• Exterior features: Covered porch; Rain gutters; Wood fencing; Above-ground storm shelter; Interior lot

Interior

• Kitchen: Built-in range; Gas oven
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Laminate flooring; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (29.2% below list).
• Recommended offer: $109k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% in Prague — 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 63/100 on livability (#197 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: housing C-, amenities F, commute F.
• Prague (rural): math 31% / reading 36% proficiency, ranked #45 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prague Es (math 44% / reading 42%, grade F, #80 of 845 statewide, top 10%, 534 students, 0% FRL); Prague Hs (math 24% / reading 34%, grade F, #96 of 447 statewide, top 26%, 321 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.9% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: 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 $108,691 (29.2% 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 42 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.71% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $86,265
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2413 7th St	0.10mi	3/1.5	1,224 (+1%)	8mo	$74,500	$61	85
2317 7th St	0.07mi	3/1.5	1,266 (+4%)	14mo	$90,000	$71	76
1016 Westlawn Ln	0.50mi	4/1.5 (+1)	1,225 (+1%)	3mo	$64,000	$52	66
1223 Glenwood Dr	0.66mi	3/1.5	1,202 (-1%)	1mo	$170,000	$141	64
1505 Whippoorwill Ln	0.62mi	3/2.0	1,288 (+6%)	4mo	$131,825	$102	58

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

Projected returns pro-forma

8.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.45×
• Total profit: $62,329
• Equity at exit: $125,859

10-year hold

• IRR: 17.5%
• Equity multiple: 5.39×
• Total profit: $188,767
• Equity at exit: $259,200

Cash invested: $42,980 (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 74864

• Home prices YoY: 2.8%
• Active inventory: 46
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$805
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-150

Break-even live

Break-even rent $1,277

Max offer price $126,939

Occupancy floor —

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: $38,375
• Closing costs: $4,605
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $153,500 Active 42 DOM
2. 2026-06-18
   days on market $153,500 Active 41 DOM
3. 2026-06-17
   days on market $153,500 Active 40 DOM
4. 2026-06-16
   days on market $153,500 Active 39 DOM
5. 2026-06-15
   days on market $153,500 Active 38 DOM
6. 2026-06-14
   days on market $153,500 Active 36 DOM
7. 2026-06-12
   days on market $153,500 Active 35 DOM
8. 2026-06-09
   days on market $153,500 Active 32 DOM
9. 2026-06-08
   days on market $153,500 Active 31 DOM
10. 2026-06-07
    days on market $153,500 Active 30 DOM
11. 2026-06-05
    days on market $153,500 Active 27 DOM
12. 2026-06-02
    days on market $153,500 Active 25 DOM
13. 2026-06-01
    days on market $153,500 Active 24 DOM
14. 2026-05-31
    days on market $153,500 Active 23 DOM
15. 2026-05-30
    days on market $153,500 Active 22 DOM
16. 2026-05-06
    status Pending
17. 2026-04-15
    listed $153,500 Active
18. 2024-05-08
    soldstatus $139,000
19. 2024-05-03
    soldstatus $139,000 Closed 320-char remark

    Show marketing remark (320 chars)

    Very nice 3 bed 1.5 bath brick home on a nice lot. This home is absolutely move in ready and has had many updates. New roof and new covered carport in 2023. Home features a single car attached garage, above ground safe room in the garage, large backyard, vinyl floor thru out! Adorable home! Schedule your appt today!

20. 2024-03-28
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Very nice 3 bed 1.5 bath brick home on a nice lot. This home is absolutely move in ready and has had many updates. New roof and new covered carport in 2023. Home features a single car attached garage, above ground safe room in the garage, large backyard, vinyl floor thru out! Adorable home! Schedule your appt today!

21. 2024-03-19
    listed $139,000 Active 320-char remark

    Show marketing remark (320 chars)

    Very nice 3 bed 1.5 bath brick home on a nice lot. This home is absolutely move in ready and has had many updates. New roof and new covered carport in 2023. Home features a single car attached garage, above ground safe room in the garage, large backyard, vinyl floor thru out! Adorable home! Schedule your appt today!

22. 2019-08-28
    soldstatus $85,000
23. 2019-08-23
    soldstatus $84,900 Sold 326-char remark

    Show marketing remark (326 chars)

    Very nice 3 bed 1.5 bath brick home on a nice lot. This home is absolutely move in ready and has had many updates. New roof in 2017, new air conditioner, new windows, new light fixtures, new counter tops, new flooring and new siding. The home has a nice floor plan and has plenty of storage. Schedule your appointment today!

24. 2019-07-02
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Very nice 3 bed 1.5 bath brick home on a nice lot. This home is absolutely move in ready and has had many updates. New roof in 2017, new air conditioner, new windows, new light fixtures, new counter tops, new flooring and new siding. The home has a nice floor plan and has plenty of storage. Schedule your appointment today!

25. 2019-06-11
    price $89,900 326-char remark

    Show marketing remark (326 chars)

    Very nice 3 bed 1.5 bath brick home on a nice lot. This home is absolutely move in ready and has had many updates. New roof in 2017, new air conditioner, new windows, new light fixtures, new counter tops, new flooring and new siding. The home has a nice floor plan and has plenty of storage. Schedule your appointment today!

26. 2019-05-09
    listed $92,000 Active 326-char remark

    Show marketing remark (326 chars)

    Very nice 3 bed 1.5 bath brick home on a nice lot. This home is absolutely move in ready and has had many updates. New roof in 2017, new air conditioner, new windows, new light fixtures, new counter tops, new flooring and new siding. The home has a nice floor plan and has plenty of storage. Schedule your appointment today!

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,043
• − Mortgage interest: −$8,598
• − Property taxes: −$1,681
• − Insurance: −$768
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$4,465
• Taxable loss: −$4,556
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $-711/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: Prague
• NCES district ID: 4024930
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $47,676
• Composite: 28.87/100
• National rank: #6643
• State rank: #45 of 270 in OK

Livability — Prague

• Score: 63/100
• State rank: #197
• US rank: #15000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prague, OK
• Population (ZIP): 4,803

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Native American 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.87%
• Current HPI: 325.0194
• 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

+66.8% since first listed

11 events — show timeline

• 2026-05-06 Pending — MLSOK
• 2026-04-15 Listed $153,500 MLSOK
• 2024-05-08 Sold (Public Records) $139,000 Public Records
• 2024-05-03 Sold (MLS) $139,000 MLSOK
• 2024-03-28 Pending — MLSOK
• 2024-03-19 Listed $139,000 MLSOK
• 2019-08-28 Sold (Public Records) $85,000 Public Records
• 2019-08-23 Sold (MLS) $84,900 MLSOK
• 2019-07-02 Pending — MLSOK
• 2019-06-11 Price Changed $89,900 MLSOK
• 2019-05-09 Listed $92,000 MLSOK

Property tax history

+11.2%/yr

Latest (2025): $1,681 · +89.9% YoY. Source: county tax records.