902 SE 2nd St · Pryor Creek, OK 74361

$85,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 169 Days on market

Built 1965 10,364 sqft lot Est $156k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

New pictures! This 3-bedroom, 1-bath home in Pryor offers incredible potential for the right buyer. The property experienced a minor fire and has been taken down to the studs, leaving the interior ready to be finished out according to the new owner's preferences. Situated on an extra-large corner lot with beautiful mature trees in a quiet, established neighborhood, this property provides a solid foundation for your next investment project. Home is being sold AS-IS. Seller will make no repairs. Utilities are currently turned off. Can be sold with MLS #2547430.

Key facts

• 0.24 acre lot
• Garage
• Built 1965

Tags

• EXTRA-LARGE CORNER LOT
• BEAUTIFUL MATURE TREES

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport; Attached parking
• Security: Storm shelter; Smoke detectors
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Brick, block and vinyl siding construction; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Satellite dish; Chain link and privacy fencing; Corner lot with mature trees

Interior

• Kitchen: Eat-in kitchen; Kitchen with breakfast/dining area; Gas range connection; Gas oven connection
• Bedrooms: Master bedroom (first floor); Additional bedrooms (first floor)
• Flooring: Wood flooring; Wood veneer flooring
• Bathrooms: Master bathroom (first floor); Hall bathroom with bathtub (first floor); Total of 1 full bathroom listed
• Heating & cooling: Central heating; Electric and gas heating options; Space heater; Has heating
• Interior features: Vinyl windows; Programmable thermostat; Gas range and gas oven connections; No additional interior features listed
• Laundry & utility: Inside utility room (first floor); Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.9% in Pryor Creek — 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 69/100 on livability (#51 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Pryor (town): math 24% / reading 21% proficiency, ranked #143 of 270 in OK (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 159 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 23 units permitted in Mayes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mayes County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $22k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.33%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Irving St	0.26mi	3/1.0	1,152 (-7%)	9mo	$140,000	$122	68
107 S Coo-y-yah St Unit B	0.35mi	3/2.0	1,334 (+8%)	3mo	$239,000	$179	65
1400 Damon Dr	0.69mi	3/2.0	1,252 (+1%)	2mo	$150,000	$120	61
7 S Orphan St	0.24mi	2/2.0 (-1)	1,068 (-14%)	3mo	$43,000	$40	54
27 Payne St	0.39mi	3/1.0	1,056 (-15%)	10mo	$144,000	$136	49
107 N Orphan St	0.44mi	2/1.0 (-1)	1,416 (+14%)	5mo	$60,000	$42	47
303 SE 5th St	0.60mi	3/2.0	1,373 (+11%)	8mo	$80,000	$58	44
1317 Damon Dr	0.68mi	3/1.5	1,132 (-9%)	10mo	$145,000	$128	43
212 N Orphan St	0.58mi	2/2.0 (-1)	1,344 (+8%)	10mo	$91,000	$68	42
232 Eastmanor Cir	0.75mi	3/1.0	1,070 (-14%)	6mo	$182,000	$170	38
606 S Vann St	0.72mi	2/1.0 (-1)	1,056 (-15%)	6mo	$133,000	$126	31
310 Savannah Park	0.74mi	2/2.0 (-1)	1,373 (+11%)	10mo	$215,000	$157	31

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: 18.9%
• Equity multiple: 1.77×
• Total profit: $18,227
• Equity at exit: $12,674

10-year hold

• IRR: 27.2%
• Equity multiple: 3.40×
• Total profit: $57,081
• Equity at exit: $7,349

Cash invested: $23,800 (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 74361

• Active inventory: 159
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$446
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $502

Break-even live

Break-even rent $705

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Elliott St Unit A Pryor, OK	2.0	1.0	1000	$1,250	$1.25	14d	1	0.43mi
202 N Ora St Pryor, OK	3.0	2.0	1291	$1,600	$1.24	18d	1	0.51mi
1220 SE 9th St Pryor, OK	2.0–3.0	1.0–1.5	909	$1,469	$1.62	1d	5	0.79mi
1501 Meadow Trace Dr Unit 1 Pryor, OK	2.0	1.5	1000	$1,029	$1.03	1d	3	1.04mi
1707 S Elliott St Pryor, OK	1.0–2.0	1.0–2.0	870	$1,275	$1.47	1d	1	1.20mi

Listing history 19 events

1. 2026-05-13
   status Pending
2. 2026-03-09
   price $85,000
3. 2026-02-20
   price $90,000
4. 2025-11-25
   listed $107,200 Active
5. 2017-10-16
   historical
6. 2017-09-15
   price $69,000
7. 2017-04-27
   listed $75,000 Active
8. 2014-11-13
   historical
9. 2014-06-03
   listed $85,900
10. 2014-05-23
    historical
11. 2013-11-22
    historical
12. 2013-11-22
    listed $85,900
13. 2013-05-21
    listed $79,900
14. 2012-08-09
    historical
15. 2012-02-09
    listed $90,000
16. 2007-03-22
    soldstatus $57,000
17. 2000-06-01
    soldstatus $51,000
18. 1997-10-21
    soldstatus $23,000
19. 1992-09-22
    soldstatus $20,000

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,086
• − Mortgage interest: −$4,761
• − Property taxes: −$905
• − Insurance: −$425
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,473
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,841/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: Pryor
• NCES district ID: 4025200
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 21% ▼ -13.00%
• Median HH income: $44,306
• Composite: 19.46/100
• National rank: #8774
• State rank: #143 of 270 in OK

Livability — Pryor Creek

• Score: 69/100
• State rank: #51
• US rank: #8653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pryor Creek, OK
• County: Mayes County · 17,612 people
• City population: 17,582
• Metro: nan
• Population (ZIP): 17,612
• Household income: $58,681
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 326.0

Population outlook (Mayes County) Hauer SSP2

• Today (2025): 39,941 people
• By 2030: 39,172 · -1.9%
• By 2040: 37,540 · -6.0%
• By 2050: 35,854 · -10.2%
• By 2075: 32,361 · -19.0%
• By 2100: 28,054 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 65% Native American 18% Two or more races 13% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Mayes

• 2024 margin: Solid R (+57.5) · D 20.3% · R 77.8% · Other 1.9%
• 2008→2024 swing: -29.4pp toward R · 2008: -28.1pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+51.7 2012: R+33.3 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.81%
• Current HPI: 247.7737
• Rent YoY: —
• Metro: nan
• 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

+325.0% since first listed

19 events — show timeline

• 2026-05-13 Pending — MLS Technology, Inc.
• 2026-03-09 Price Changed $85,000 MLS Technology, Inc.
• 2026-02-20 Price Changed $90,000 MLS Technology, Inc.
• 2025-11-25 Listed $107,200 MLS Technology, Inc.
• 2017-10-16 Listing Removed — MLS Technology, Inc.
• 2017-09-15 Price Changed $69,000 MLS Technology, Inc.
• 2017-04-27 Listed $75,000 MLS Technology, Inc.
• 2014-11-13 Listing Removed — MLS Technology, Inc.
• 2014-06-03 Listed $85,900 MLS Technology, Inc.
• 2014-05-23 Listing Removed — MLS Technology, Inc.
• 2013-11-22 Listed $85,900 MLS Technology, Inc.
• 2013-11-22 Listing Removed — MLS Technology, Inc.
• 2013-05-21 Listed $79,900 MLS Technology, Inc.
• 2012-08-09 Listing Removed — MLS Technology, Inc.
• 2012-02-09 Listed $90,000 MLS Technology, Inc.
• 2007-03-22 Sold (Public Records) $57,000 Public Records
• 2000-06-01 Sold (Public Records) $51,000 Public Records
• 1997-10-21 Sold (Public Records) $23,000 Public Records
• 1992-09-22 Sold (Public Records) $20,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $905 · +5.0% YoY. Source: county tax records.