414 S 3rd St · Byars, OK 74831

$65,900

3 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 201 Days on market

Built 1970 1,951 sqft lot Est $113k · 42% under

---

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
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Investment/Flip Opportunity – 3 Bedroom, 2 Bath Brick Home on Corner Lot Don’t miss this prime investment or flip opportunity! This 3-bedroom, 2-bath brick home offers great potential with wood floors, an attached garage, and a detached shop(with a new metal roof and fresh paint)—perfect for storage or hobbies. Situated on a spacious corner lot, this home provides plenty of yard space and curb appeal. With the right vision and updates, it can be transformed into a beautiful family home or a profitable resale. Property is being sold as-is. Listing agent is owner.

Key facts

• New metal roof
• Wood floors
• Detached shop

Tags

• INVESTMENT OPPORTUNITY
• BRICK HOME
• CORNER LOT
• WOOD FLOORS
• DETACHED SHOP
• NEW METAL ROOF

Property features AI

Finance

• Other: Property listed as active; previously pending and back on market; Located on the northeast corner of 3rd Street and Boundary Street (directions provided)
• Financial info: Not assumable; Not qualifying for seller financing
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; Residential property; Flat property level; Existing property
• Construction: Brick and frame construction; Metal roof; Combination foundation
• Exterior features: Covered porch; Workshop; Corner lot; Below-ground/outdoor storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Living area includes one living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#595 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D, crime F, amenities F.
• Wayne (rural): math 11% / reading 19% proficiency, ranked #219 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wayne Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 204 students, 0% FRL); Wayne Ms (math 2% / reading 12%, grade F, #311 of 345 statewide, top 92%, 99 students, 0% FRL); Wayne Hs (math 5% / reading 24%, grade F, #332 of 447 statewide, top 78%, 146 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($456 loan paydown + $2k appreciation (3.0% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $66k implies a 65% gain — meaningful room to come down on a strong offer.

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 $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1970 — 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 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?
6. 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?
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: 1.65% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.46%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $112,908
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 S 7th St	0.34mi	3/2.0	1,216 (+4%)	10mo	$118,000	$97	69

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: 34.4%
• Equity multiple: 2.94×
• Total profit: $35,811
• Equity at exit: $29,631

10-year hold

• IRR: 34.6%
• Equity multiple: 5.79×
• Total profit: $88,422
• Equity at exit: $45,666

Cash invested: $18,452 (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 74831

• Active inventory: 14
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $438

Break-even live

Break-even rent $536

Max offer price $65,900

Occupancy floor 55%

Sensitivity live

Price	-10% $475	-5% $456	+0% $438	+5% $419	+10% $400
Rent	-10% $352	-5% $395	+0% $438	+5% $481	+10% $524
Rate	-1.0pp $471	-0.5pp $454	base $438	+0.5pp $421	+1.0pp $403

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $65,900 Active 201 DOM
2. 2026-06-21
   days on market $65,900 Active 200 DOM
3. 2026-06-18
   days on market $65,900 Active 198 DOM
4. 2026-06-17
   days on market $65,900 Active 197 DOM
5. 2026-06-16
   days on market $65,900 Active 196 DOM
6. 2026-06-15
   days on market $65,900 Active 195 DOM
7. 2026-06-13
   days on market $65,900 Active 193 DOM
8. 2026-06-12
   days on market $65,900 Active 192 DOM
9. 2026-06-09
   days on market $65,900 Active 189 DOM
10. 2026-06-08
    days on market $65,900 Active 188 DOM
11. 2026-06-08
    days on market $65,900 Active 187 DOM
12. 2026-06-05
    days on market $65,900 Active 185 DOM
13. 2026-06-04
    days on market $65,900 Active 183 DOM
14. 2026-06-02
    days on market $65,900 Active 182 DOM
15. 2026-06-01
    days on market $65,900 Active 181 DOM
16. 2026-05-31
    days on market $65,900 Active 180 DOM
17. 2026-04-28
    status Active
18. 2026-02-24
    status Pending
19. 2026-01-27
    price $65,900
20. 2025-09-16
    listed $69,900 Active
21. 2004-04-01
    soldstatus $40,000

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $602 · $50/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,077
• − Mortgage interest: −$3,691
• − Property taxes: −$602
• − Insurance: −$330
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,917
• Taxable income: $4,444
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $4,185/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: Wayne
• NCES district ID: 4032010
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $44,370
• Composite: 13.2/100
• National rank: #9554
• State rank: #219 of 270 in OK

Livability — Byars

• Score: 54/100
• State rank: #595
• US rank: #24088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byars, OK
• Population (ZIP): 713

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 13% Two or more races 4% Asian 1%
• Common ancestry: Serbian 1% European 1% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Vietnamese 1% Spanish 1%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+64.8% since first listed

5 events — show timeline

• 2026-04-28 Relisted — MLSOK
• 2026-02-24 Pending — MLSOK
• 2026-01-27 Price Changed $65,900 MLSOK
• 2025-09-16 Listed $69,900 MLSOK
• 2004-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $602 · -4.4% YoY. Source: county tax records.