702 W Beech · Durant, OK 74701

$99,900

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 11 Days on market

Built 1938 5,000 sqft lot Est $149k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Take a look at this 2-bedroom 1-bath home! It would be perfect for a first-time home buyer or an investor seeking to build their rental portfolio. It has been recently updated with new flooring, windows, fixtures, and a completely remodeled bathroom. Perfectly located in downtown Durant with the convenience of nearby shopping, restaurants, and Choctaw Casino & Resort. Call Today to schedule a showing!

Key facts

• 5,000 sq ft lot
• Built 1938
• Listed 10 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built (year source: appraiser); Wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Porch; Storage structure; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Cooktop
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Window air conditioning unit(s)
• Interior features: Aluminum window frames; Laminate countertops; Electric range connection; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.3% 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+, schools D-.
• 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.
• Market conditions: Rents soft (-0.1%/yr); 309 active listings in the ZIP; 2 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.37% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.05%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $149,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 N 8th	0.07mi	3/2.0	1,228 (+13%)	6mo	$168,000	$137	67
409 W Arkansas	0.34mi	3/1.0	1,008 (-8%)	6mo	$118,000	$117	67
723 W Locust St	0.25mi	2/1.0 (-1)	990 (-9%)	4mo	$106,000	$107	65
503 N 13th Ave	0.44mi	3/1.0	1,148 (+5%)	8mo	$38,500	$34	64
421 W Arkansas	0.33mi	3/2.0	1,212 (+11%)	1mo	$167,000	$138	62
923 N 12th Ave	0.55mi	2/1.0 (-1)	1,030 (-6%)	1mo	$165,000	$160	60
701 N 13th Ave	0.49mi	2/1.0 (-1)	1,043 (-4%)	7mo	$160,000	$153	59
1312 N 3rd Ave W	0.71mi	2/1.0 (-1)	1,120 (+3%)	4mo	$167,000	$149	54
1319 W Louisiana St	0.61mi	3/2.0	1,168 (+7%)	4mo	$195,000	$167	53
515 W Pine	0.40mi	2/1.0 (-1)	1,246 (+14%)	4mo	$134,000	$108	49
610 S 13th	0.72mi	3/2.0	1,200 (+10%)	4mo	$148,000	$123	43
418 W Georgia	0.67mi	2/1.5 (-1)	1,200 (+10%)	6mo	$148,000	$123	40

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: 6.3%
• Equity multiple: 1.24×
• Total profit: $6,612
• Equity at exit: $14,895

10-year hold

• IRR: 12.9%
• Equity multiple: 1.89×
• Total profit: $24,805
• Equity at exit: $8,638

Cash invested: $27,972 (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: 309
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $421

Break-even live

Break-even rent $833

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $477	-5% $449	+0% $421	+5% $393	+10% $364
Rent	-10% $313	-5% $367	+0% $421	+5% $475	+10% $529
Rate	-1.0pp $471	-0.5pp $446	base $421	+0.5pp $395	+1.0pp $369

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 W University Blvd Durant, OK	1.0–2.0	1.0	803	$1,000	$1.25	21d	6	1.13mi
112 Wilson St Durant, OK	2.0–3.0	1.0–2.0	901	$975	$1.08	21d	5	1.16mi

Listing history 9 events

1. 2026-06-19
   days on market $99,900 Active 11 DOM
2. 2026-06-18
   days on market $99,900 Active 10 DOM
3. 2026-06-17
   days on market $99,900 Active 9 DOM
4. 2026-06-16
   days on market $99,900 Active 8 DOM
5. 2026-06-15
   days on market $99,900 Active 7 DOM
6. 2026-06-14
   days on market $99,900 Active 5 DOM
7. 2026-06-12
   days on market $99,900 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $99,900 Active 1 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $16,390
• − Mortgage interest: −$5,596
• − Property taxes: −$1,112
• − Insurance: −$500
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,906
• Taxable income: $3,654
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $4,173/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

+440.0% since first listed

7 events — show timeline

• 2026-06-07 Listed $99,900 MLS Technology, Inc.
• 2024-05-15 Sold (Public Records) $107,000 Public Records
• 2024-05-14 Sold (MLS) $107,000 MLS Technology, Inc.
• 2024-04-01 Pending — MLS Technology, Inc.
• 2024-03-22 Listed $109,500 MLS Technology, Inc.
• 2013-09-11 Sold (Public Records) $75,000 Public Records
• 2000-10-11 Sold (Public Records) $18,500 Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,112 · +222.3% YoY. Source: county tax records.