None · Perry, OK 73077

$78,900

2 bd · 1.0 ba · 954 sqft · SingleFamily public records · 36 Days on market

Built 1945 8,124 sqft lot Est $118k · 33% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.4/10.0

Listing remarks MLS

Check out this 1945 bungalow featuring 950 SF, 2 bedrooms, 1 bathroom, a dining room, and laundry room. This property comes complete with a tankless water heater, updated electrical panel, central HVAC, and large fenced backyard with storage shed. The stove and fridge convey but are not warranted. Perfect for first time home buyers or investor. Great location near Perry high school, downtown amenities, parks, and splashpad and pool. Rental potential of $750-850/month. 30 minutes to Stillwater/OSU or 45 minutes to Edmond/OKC areas. Buyer's agents welcome!

Key facts

• Central hvac
• Downtown amenities
• Storage shed

Tags

• TANKLESS WATER HEATER
• UPDATED ELECTRICAL PANEL
• CENTRAL HVAC
• LARGE FENCED BACKYARD
• STORAGE SHED
• DOWNTOWN AMENITIES

Property features AI

Finance

• Other: Occupied by owner; Existing property; Not homesteaded
• Financial info: Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: Public utilities
• Home design: Single family residence; One level; Faces north; Residential property
• Construction: Vinyl siding; Composition roof; Conventional foundation
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator; Water heater; Living area; Dining area
• Laundry & utility: Water heater

🏷️ Possibly a rental listed for sale. The $78,900 price doesn't fit this home's estimated sale value (~$118,296) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#78 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Perry (rural): math 22% / reading 29% proficiency, ranked #102 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Perry Es (math 28% / reading 34%, grade F, #244 of 845 statewide, top 29%, 552 students, 0% FRL); Perry Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 298 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Noble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $545 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Noble County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $58k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $76,533 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1945 — 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. 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: 1.10% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.51%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $118,296
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 N 11th St	0.12mi	2/1.0	888 (-7%)	4mo	$109,000	$123	79
902 N 14th	0.55mi	2/1.0	1,001 (+5%)	2mo	$115,000	$115	64
1203 Elm	0.24mi	2/1.0	1,014 (+6%)	18mo	$108,000	$107	63
222 N 13th St	0.27mi	2/2.0	867 (-9%)	10mo	$154,900	$179	60
4 Hillcrest St	0.51mi	2/1.0	912 (-4%)	13mo	$112,900	$124	58
1106 Locust	0.68mi	2/1.0	891 (-7%)	2mo	$115,000	$129	56
1313 Fir St	0.38mi	3/1.0 (+1)	1,076 (+13%)	7mo	$47,500	$44	50
905 N 10th	0.46mi	3/1.0 (+1)	1,072 (+12%)	20mo	$139,900	$131	36
1311 Kaw	0.68mi	3/2.0 (+1)	1,058 (+11%)	20mo	$132,700	$125	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-482
• Equity at exit: $11,764

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $15,369
• Equity at exit: $6,822

Cash invested: $22,092 (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 73077

• Home prices YoY: -3.9%
• Active inventory: 40
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $193

Break-even live

Break-even rent $623

Max offer price $78,900

Occupancy floor 73%

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $78,900 Active 36 DOM
2. 2026-06-18
   days on market $78,900 Active 35 DOM
3. 2026-06-17
   days on market $78,900 Active 34 DOM
4. 2026-06-16
   days on market $78,900 Active 33 DOM
5. 2026-06-15
   days on market $78,900 Active 32 DOM
6. 2026-06-14
   days on market $78,900 Active 30 DOM
7. 2026-06-13
   days on market $78,900 Active 29 DOM
8. 2026-06-10
   days on market $78,900 Active 27 DOM
9. 2026-06-09
   days on market $78,900 Active 26 DOM
10. 2026-06-08
    days on market $78,900 Active 25 DOM
11. 2026-06-07
    days on market $78,900 Active 24 DOM
12. 2026-06-03
    days on market $78,900 Active 20 DOM
13. 2026-06-02
    days on market $78,900 Active 19 DOM
14. 2026-06-01
    days on market $78,900 Active 18 DOM
15. 2026-05-31
    days on market $78,900 Active 17 DOM
16. 2026-05-30
    days on market $78,900 Active 16 DOM
17. 2026-05-14
    listed $78,900 Active 560-char remark

    Show marketing remark (560 chars)

    Check out this 1945 bungalow featuring 950 SF, 2 bedrooms, 1 bathroom, a dining room, and laundry room. This property comes complete with a tankless water heater, updated electrical panel, central HVAC, and large fenced backyard with storage shed. The stove and fridge convey but are not warranted. Perfect for first time home buyers or investor. Great location near Perry high school, downtown amenities, parks, and splashpad and pool. Rental potential of $750-850/month. 30 minutes to Stillwater/OSU or 45 minutes to Edmond/OKC areas. Buyer's agents welcome!

18. 2026-05-14
    listed $78,900 Active

    Show marketing remark (560 chars)

    Check out this 1945 bungalow featuring 950 SF, 2 bedrooms, 1 bathroom, a dining room, and laundry room. This property comes complete with a tankless water heater, updated electrical panel, central HVAC, and large fenced backyard with storage shed. The stove and fridge convey but are not warranted. Perfect for first time home buyers or investor. Great location near Perry high school, downtown amenities, parks, and splashpad and pool. Rental potential of $750-850/month. 30 minutes to Stillwater/OSU or 45 minutes to Edmond/OKC areas. Buyer's agents welcome!

19. 2022-09-26
    soldstatus $58,500
20. 2022-09-23
    soldstatus $58,500 670-char remark

    Show marketing remark (670 chars)

    Check out this gem close to downtown square and across the street from our beautiful Catholic Church! Clean, move-in ready. This home has new interior paint throughout main living (LR, DR, Kitchen & Hallway) and freshly cleaned carpets. 954 sq ft, 2BD/1 bath. Curved doorways, french doors w/ glass doorknobs add character to this bungalow. Large yard, plenty parking AND bonus: you will be neighbors with the most kind and one of my favorite people in Perry! (to west/vacant house to east) Other amenities include: walking distance to PHS, hospital, parks, municipal pool/splashpad. Perfect for downsizing, first home, or investment! Priced to sell @$57 a sq ft.

21. 2022-08-16
    listed $58,500 670-char remark

    Show marketing remark (670 chars)

    Check out this gem close to downtown square and across the street from our beautiful Catholic Church! Clean, move-in ready. This home has new interior paint throughout main living (LR, DR, Kitchen & Hallway) and freshly cleaned carpets. 954 sq ft, 2BD/1 bath. Curved doorways, french doors w/ glass doorknobs add character to this bungalow. Large yard, plenty parking AND bonus: you will be neighbors with the most kind and one of my favorite people in Perry! (to west/vacant house to east) Other amenities include: walking distance to PHS, hospital, parks, municipal pool/splashpad. Perfect for downsizing, first home, or investment! Priced to sell @$57 a sq ft.

22. 2002-12-13
    soldstatus $22,000

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$164/yr (+$14/mo · 30.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,414
• − Mortgage interest: −$4,420
• − Property taxes: −$546
• − Insurance: −$394
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$2,295
• Taxable income: $1,093
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,060/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: Perry
• NCES district ID: 4023850
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,886
• Composite: 21.86/100
• National rank: #8239
• State rank: #102 of 270 in OK

Livability — Perry

• Score: 68/100
• State rank: #78
• US rank: #10029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, OK
• Population (ZIP): 6,235

Population outlook (Noble County) Hauer SSP2

• Today (2025): 11,554 people
• By 2030: 11,506 · -0.4%
• By 2040: 11,345 · -1.8%
• By 2050: 11,128 · -3.7%
• By 2075: 10,658 · -7.8%
• By 2100: 9,623 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 3% Black 2% Native American 1%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+57.4) · D 20.4% · R 77.7% · Other 1.9%
• 2008→2024 swing: -3.8pp toward R · 2008: -53.6pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+57.1 2016: R+57.6 2012: R+50.6 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.14%
• Current HPI: 227.4711
• 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

+258.6% since first listed

6 events — show timeline

• 2026-05-14 Listed $78,900 MLSOK
• 2026-05-14 Listed $78,900 SBOR
• 2022-09-26 Sold (Public Records) $58,500 Public Records
• 2022-09-23 Sold (MLS) $58,500 SBOR
• 2022-08-16 Listed $58,500 SBOR
• 2002-12-13 Sold (Public Records) $22,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $546 · -7.0% YoY. Source: county tax records.