1021 Hill · Durant, OK 74701

$135,900

4 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 76 Days on market

Built 1953 7,144 sqft lot Est $148k · 8% under

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Why this score? — see what drove the C 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 +23.3/30.0
• ARV discount +11.1/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom 1.5 Bath Home on Corner Lot.

Key facts

• Corner lot
• Covered back porch
• 7,144 sq ft lot

Tags

• CORNER LOT
• COVERED BACK PORCH
• SMALL STORAGE BUILDING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Vinyl siding with wood frame; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Shed(s); Corner lot; No additional exterior features listed

Interior

• Kitchen: Oven; Range; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Aluminum frame windows; Electric oven and range connections

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.1% in Durant — 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 62/100 on livability (#262 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, amenities F.
• Durant (town): math 30% / reading 37% proficiency, ranked #49 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington Irving Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 435 students, 0% FRL); Durant Intermediate Es (math 24% / reading 36%, grade F, #49 of 345 statewide, top 15%, 615 students, 0% FRL); Durant Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 956 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 310 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,746 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.00% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $147,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1641 N 9th	0.44mi	3/1.0 (-1)	1,098 (-1%)	1mo	$155,000	$141	72
503 N 13th Ave	0.54mi	3/1.0 (-1)	1,148 (+3%)	8mo	$38,500	$34	58
1302 Denison	0.26mi	3/1.5 (-1)	1,200 (+8%)	17mo	$129,000	$108	53
1224 Dallas	0.26mi	3/1.0 (-1)	1,264 (+14%)	14mo	$72,000	$57	48
724 N 7th	0.49mi	3/2.0 (-1)	1,256 (+13%)	2mo	$190,000	$151	45
921 N 6th	0.43mi	3/1.5 (-1)	1,274 (+15%)	8mo	$128,000	$100	41
823 W Beech	0.73mi	3/1.0 (-1)	1,076 (-3%)	23mo	$137,500	$128	37
1211 Rolling Lane St	0.49mi	3/2.0 (-1)	1,268 (+14%)	10mo	$130,000	$103	36
307 N 8th	0.71mi	3/2.0 (-1)	1,228 (+11%)	6mo	$168,000	$137	36
512 W Locust	0.58mi	3/1.0 (-1)	1,008 (-9%)	22mo	$145,000	$144	34
1316 N 2nd	0.62mi	3/2.0 (-1)	992 (-11%)	13mo	$150,000	$151	34
1202 W Beech St	0.68mi	3/1.0 (-1)	954 (-14%)	21mo	$127,000	$133	22

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-10,242
• Equity at exit: $20,263

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-4,181
• Equity at exit: $11,750

Cash invested: $38,052 (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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 310
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $248

Break-even live

Break-even rent $1,049

Max offer price $135,900

Occupancy floor 77%

Sensitivity live

Price	-10% $325	-5% $287	+0% $248	+5% $210	+10% $172
Rent	-10% $141	-5% $195	+0% $248	+5% $302	+10% $356
Rate	-1.0pp $317	-0.5pp $283	base $248	+0.5pp $213	+1.0pp $177

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Wilson St Durant, OK	2.0–3.0	1.0–2.0	901	$975	$1.08	22d	5	0.56mi

Listing history 25 events

1. 2026-06-21
   days on market $135,900 Active 76 DOM
2. 2026-06-19
   days on market $135,900 Active 74 DOM
3. 2026-06-18
   days on market $135,900 Active 73 DOM
4. 2026-06-17
   days on market $135,900 Active 72 DOM
5. 2026-06-16
   days on market $135,900 Active 71 DOM
6. 2026-06-15
   days on market $135,900 Active 70 DOM
7. 2026-06-14
   days on market $135,900 Active 68 DOM
8. 2026-06-12
   days on market $135,900 Active 67 DOM
9. 2026-06-09
   days on market $135,900 Active 64 DOM
10. 2026-06-08
    days on market $135,900 Active 63 DOM
11. 2026-06-07
    days on market $135,900 Active 62 DOM
12. 2026-06-07
    days on market $135,900 Active 61 DOM
13. 2026-06-03
    days on market $135,900 Active 58 DOM
14. 2026-06-02
    days on market $135,900 Active 57 DOM
15. 2026-06-01
    price $135,900 Active 56 DOM
16. 2026-06-01
    days on market $137,900 Active 56 DOM
17. 2026-05-31
    days on market $137,900 Active 55 DOM
18. 2026-05-30
    days on market $137,900 Active 54 DOM
19. 2026-04-14
    price $137,900
20. 2026-04-06
    listed $139,900 Active
21. 2022-10-07
    status Pending 38-char remark

    Show marketing remark (38 chars)

    2 Bedroom 1.5 Bath Home on Corner Lot.

22. 2022-10-07
    soldstatus $122,500 Closed 38-char remark

    Show marketing remark (38 chars)

    2 Bedroom 1.5 Bath Home on Corner Lot.

23. 2022-10-07
    listed $122,500 Active 38-char remark

    Show marketing remark (38 chars)

    2 Bedroom 1.5 Bath Home on Corner Lot.

24. 2022-10-07
    soldstatus $122,500

    Show marketing remark (38 chars)

    2 Bedroom 1.5 Bath Home on Corner Lot.

25. 1997-06-15
    soldstatus $42,500

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $1,223 · $102/mo
• Expected delta: +$507/yr (+$42/mo · 70.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,366
• − Mortgage interest: −$7,613
• − Property taxes: −$716
• − Insurance: −$680
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,953
• Taxable income: $786
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $2,793/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: Durant
• NCES district ID: 4010350
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $35,850
• Composite: 27.73/100
• National rank: #6903
• State rank: #49 of 270 in OK

Livability — Durant

• Score: 62/100
• State rank: #262
• US rank: #17020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durant, OK
• County: Bryan County · 27,497 people
• City population: 27,497
• Metro: Durant, OK
• Population (ZIP): 27,497
• Household income: $58,036
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 759.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Native American 14% Two or more races 13% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.66%
• Current HPI: 303.3877
• Rent YoY: ▼ -0.13%
• Metro: Durant, OK
• 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

+224.5% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $137,900 MLS Technology, Inc.
• 2026-04-06 Listed $139,900 MLS Technology, Inc.
• 2022-10-07 Pending — MLS Technology, Inc.
• 2022-10-07 Sold (Public Records) $122,500 Public Records
• 2022-10-07 Listed $122,500 MLS Technology, Inc.
• 2022-10-07 Sold (MLS) $122,500 MLS Technology, Inc.
• 1997-06-15 Sold (Public Records) $42,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $716 · -3.2% YoY. Source: county tax records.