607 Brunson Ave · Prague, OK 74864

$65,000

3 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 85 Days on market

Built 1940 7,000 sqft lot Est $126k · 48% under

---

Why this score? — see what drove the A 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 +9.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice older home featuring 3 bedrooms and 2 bathrooms, with a spacious dining and living room combination and a nice kitchen layout. A large den with a fireplace and plenty of windows provides extra living space and natural light, just waiting for your personal updates to truly make it your own. The property also includes a work shed with running water, offering great space for projects or storage. Much of the home has hardwood floors that could be brought back to life with a little elbow grease. The home has solid bones but hasn’t been updated in some time, making it a great opportunity for someone to add their own touch. The roof is only 3 years old. County records show 1,482 square

Key facts

• Large den
• Work shed
• Nice kitchen layout

Tags

• LARGE DEN
• WORK SHED
• HARDWOOD FLOORS
• NICE KITCHEN LAYOUT

Property features AI

Finance

• Other: Homestead: yes
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No utility provider details provided
• Home design: Single-family residence; Residential property; Entry level: One; Existing property
• Construction: Frame construction; Metal roof; Conventional foundation; Built previously (existing home)
• Exterior features: Interior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: One-story layout; Covered porch; Wood-burning fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.6% in Prague — 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 63/100 on livability (#197 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: housing C-, amenities F, commute F.
• Prague (rural): math 31% / reading 36% proficiency, ranked #45 of 270 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prague Es (math 44% / reading 42%, grade F, #80 of 845 statewide, top 10%, 534 students, 0% FRL); Prague Hs (math 24% / reading 34%, grade F, #96 of 447 statewide, top 26%, 321 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($449 loan paydown + $6k appreciation (8.9% local appreciation)).
• At projected returns (8.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $65k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1940 — 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. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.02%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $125,970
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Brunson Ave	0.00mi	3/2.0	1,482 (0%)	1mo	$50,000	$34	100
1203 N Jim Thorpe Blvd	0.46mi	3/1.5	1,456 (-2%)	2mo	$115,000	$79	72
416 Donna Ln	0.61mi	3/2.0	1,488 (+0%)	5mo	$127,000	$85	66
814 Ayars Ave	0.18mi	4/2.0 (+1)	1,348 (-9%)	17mo	$175,000	$130	58
1503 Mitacek Ave	0.70mi	2/2.0 (-1)	1,470 (-1%)	4mo	$99,000	$67	58
511 E 11th St	0.32mi	3/2.0	1,633 (+10%)	14mo	$210,000	$129	57

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

Projected returns pro-forma

8.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 4.32×
• Total profit: $60,437
• Equity at exit: $53,296

10-year hold

• IRR: 40.9%
• Equity multiple: 9.43×
• Total profit: $153,482
• Equity at exit: $109,759

Cash invested: $18,200 (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 74864

• Home prices YoY: 2.8%
• Active inventory: 46
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $470

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $515	-5% $493	+0% $470	+5% $448	+10% $426
Rent	-10% $379	-5% $424	+0% $470	+5% $516	+10% $562
Rate	-1.0pp $503	-0.5pp $487	base $470	+0.5pp $454	+1.0pp $436

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   price $65,000
3. 2026-03-11
   price $75,000
4. 2026-02-11
   listed $85,000 Active
5. 1990-12-20
   soldstatus $19,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,970
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,891
• Taxable income: $4,903
• Est. tax owed @ 24.0%: −$1,177
• After-tax cash flow: $4,469/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: Prague
• NCES district ID: 4024930
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $47,676
• Composite: 28.87/100
• National rank: #6643
• State rank: #45 of 270 in OK

Livability — Prague

• Score: 63/100
• State rank: #197
• US rank: #15000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prague, OK
• Population (ZIP): 4,803

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Native American 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.87%
• Current HPI: 325.0194
• 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

+242.1% since first listed

5 events — show timeline

• 2026-05-07 Pending — MLSOK
• 2026-05-04 Price Changed $65,000 MLSOK
• 2026-03-11 Price Changed $75,000 MLSOK
• 2026-02-11 Listed $85,000 MLSOK
• 1990-12-20 Sold (Public Records) $19,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $15 · +7.1% YoY. Source: county tax records.