201 N 4th St · Sperry, OK 74073

$187,000

3 bd · 1.5 ba · 1,083 sqft · SingleFamily public records · 4 Days on market

Built 1993 10,000 sqft lot Est $144k · 30% over

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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).

• Cash flow +16.8/30.0
• Appreciation +9.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Very cute home with double pane windows, ceramic tile in kitchen, full bath in master, large walk-in closets. Walk to school, easy access to Tulsa.

Key facts

• Walkin closets
• Granite countertops
• 0.23 acre lot

Tags

• WALKIN CLOSETS
• GRANITE COUNTERTOPS
• UPDATED FANS AND FIXTURES
• REFRIGERATOR INCLUDED

Property features AI

Finance

• HOA & community: Sidewalks; Gutters in community

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home; Faces west; Handicap access
• Construction: Masonite and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Built per public records
• Exterior features: Covered patio and porch; Porch; Rain gutters

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Granite counters
• Bedrooms: Multiple bedrooms with walk-in closets; Master bedroom with private bath and walk-in closet
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms; Hall bath with bathtub; Master bath with bathtub
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Insulated windows; Vinyl windows; Insulated doors; Storm door(s); Electric oven and range connections; Gas oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (13.4% below list).
• Recommended offer: $162k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#571 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Sperry (rural): math 21% / reading 26% proficiency, ranked #114 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sperry Es (math 30% / reading 31%, grade F, #247 of 845 statewide, top 30%, 520 students, 0% FRL); Sperry Ms (math 13% / reading 21%, grade F, #193 of 345 statewide, top 60%, 232 students, 0% FRL); Sperry Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 329 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 62 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (7.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $100k; list at $187k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $161,992 (13.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $144,039
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 W Carter St	0.18mi	2/2.0 (-1)	1,069 (-1%)	18mo	$170,000	$159	67
108 N 1st St	0.18mi	2/1.0 (-1)	1,128 (+4%)	17mo	$124,900	$111	64
207 N Elgin Ave	0.58mi	3/1.0	1,040 (-4%)	1mo	$138,000	$133	63
107 W Carter St	0.24mi	3/1.0	1,226 (+13%)	2mo	$157,900	$129	63
110 W Carter St	0.21mi	2/2.0 (-1)	1,216 (+12%)	1mo	$146,500	$120	62
118 W Birch Pl	0.35mi	3/2.0	1,144 (+6%)	18mo	$175,000	$153	58
309 W Cherry St	0.31mi	2/1.0 (-1)	1,224 (+13%)	9mo	$125,000	$102	50
410 S 1st St	0.37mi	3/2.0	1,238 (+14%)	21mo	$180,900	$146	39

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

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.60×
• Total profit: $83,641
• Equity at exit: $141,101

10-year hold

• IRR: 20.1%
• Equity multiple: 5.52×
• Total profit: $236,900
• Equity at exit: $279,164

Cash invested: $52,360 (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 74073

• Home prices YoY: 3.0%
• Active inventory: 62
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $119

Break-even live

Break-even rent $1,469

Max offer price $187,000

Occupancy floor 88%

Sensitivity live

Price	-10% $225	-5% $172	+0% $119	+5% $66	+10% $13
Rent	-10% $-9	-5% $55	+0% $119	+5% $183	+10% $247
Rate	-1.0pp $213	-0.5pp $166	base $119	+0.5pp $70	+1.0pp $21

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   status $187,000 Pending 4 DOM
2. 2026-06-07
   remarks 310-char remark
3. 2026-06-07
   listed $187,000 Active 4 DOM

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,683 · $140/mo
• Expected delta: +$456/yr (+$38/mo · 37.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $19,439
• − Mortgage interest: −$10,475
• − Property taxes: −$1,227
• − Insurance: −$935
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$5,440
• Taxable loss: −$1,748
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $1,847/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: Sperry
• NCES district ID: 4028170
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $52,187
• Composite: 21.01/100
• National rank: #8455
• State rank: #114 of 270 in OK

Livability — Sperry

• Score: 54/100
• State rank: #571
• US rank: #23756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sperry, OK
• Population (ZIP): 5,610

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 16% Native American 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 268.133
• 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

+173.0% since first listed

7 events — show timeline

• 2026-06-07 Pending — MLS Technology, Inc.
• 2026-06-03 Listed $187,000 MLS Technology, Inc.
• 2024-09-23 Sold (Public Records) $100,000 Public Records
• 2001-09-24 Sold (Public Records) $68,000 Public Records
• 2001-09-17 Sold (MLS) $67,800 MLS Technology, Inc.
• 2001-09-07 Listing Removed — MLS Technology, Inc.
• 2001-06-11 Listed $68,500 MLS Technology, Inc.

Property tax history

+4.9%/yr

Latest (2025): $1,227 · +34.4% YoY. Source: county tax records.