207 S 3rd St · Porum, OK 74455

$59,000

2 bd · 1.0 ba · 941 sqft · SingleFamily public records · 71 Days on market

Built 1950 5,270 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Newly remodeled home in Porum OK. Fresh paint inside and out. New flooring. Concrete patio in the backyard, perfect for summer grilling! Close to Porum schools and about 10 minutes from Lake Eufaula. Ready for its new owners! Call 9189904924 with any questions.

Key facts

• 5,270 sq ft lot
• Built 1950
• Listed 71 days

Property features AI

Exterior

• Parking: Gravel driveway parking
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Metal roof; Steel and wood frame construction; Built (year source: public records)
• Exterior features: Covered porch; Porch; Gravel driveway; Chain link full fencing; No other exterior features listed

Interior

• Kitchen: Country-style kitchen; Gas range; Oven; Refrigerator; Dishwasher
• Bedrooms: Multiple first-floor bedrooms including a master bedroom (all bedrooms on the first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (hall/full) on the first floor
• Heating & cooling: Gas heating; Space heater; Window cooling unit(s)
• Interior features: High-speed internet available; Ceiling fan(s); Gas range and gas oven connections; Vinyl windows; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Separate utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#240 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Porum (rural): math 19% / reading 24% proficiency, ranked #172 of 270 in OK (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 129 active listings in the ZIP; 58 units permitted in Muskogee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($408 loan paydown + $4k appreciation (6.6% local appreciation)).
• Muskogee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $59k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1950 — 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: 1.47% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.07%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 3.43×
• Total profit: $40,129
• Equity at exit: $39,229

10-year hold

• IRR: 33.6%
• Equity multiple: 7.11×
• Total profit: $101,014
• Equity at exit: $73,065

Cash invested: $16,520 (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 74455

• Home prices YoY: 2.3%
• Active inventory: 129
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $331

Break-even live

Break-even rent $450

Max offer price $59,000

Occupancy floor 57%

Sensitivity live

Price	-10% $365	-5% $348	+0% $331	+5% $315	+10% $298
Rent	-10% $263	-5% $297	+0% $331	+5% $366	+10% $400
Rate	-1.0pp $361	-0.5pp $346	base $331	+0.5pp $316	+1.0pp $300

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $59,000 Active 71 DOM
2. 2026-06-18
   days on market $59,000 Active 69 DOM
3. 2026-06-17
   days on market $59,000 Active 68 DOM
4. 2026-06-16
   days on market $59,000 Active 67 DOM
5. 2026-06-15
   days on market $59,000 Active 66 DOM
6. 2026-06-13
   days on market $59,000 Active 64 DOM
7. 2026-06-12
   days on market $59,000 Active 63 DOM
8. 2026-06-09
   days on market $59,000 Active 60 DOM
9. 2026-06-08
   days on market $59,000 Active 59 DOM
10. 2026-06-08
    days on market $59,000 Active 58 DOM
11. 2026-06-07
    days on market $59,000 Active 57 DOM
12. 2026-06-04
    days on market $59,000 Active 54 DOM
13. 2026-06-02
    days on market $59,000 Active 53 DOM
14. 2026-06-01
    days on market $59,000 Active 52 DOM
15. 2026-05-31
    days on market $59,000 Active 51 DOM
16. 2026-05-11
    price $64,000
17. 2026-04-10
    listed $69,000 Active
18. 2026-04-01
    listed $69,000 Active 261-char remark

    Show marketing remark (261 chars)

    Newly remodeled home in Porum OK. Fresh paint inside and out. New flooring. Concrete patio in the backyard, perfect for summer grilling! Close to Porum schools and about 10 minutes from Lake Eufaula. Ready for its new owners! Call 9189904924 with any questions.

19. 2026-02-20
    soldstatus $30,000
20. 2026-02-13
    soldstatus $30,000 Closed 993-char remark

    Show marketing remark (993 chars)

    Right in the heart of Porum, this 3-bedroom, 1-bath home sits just one block from Main Street and offers a location that makes everyday life easy. With quick access to Highway 2, a short commute to I-40, and Lake Eufaula only 20 minutes away, you’re perfectly positioned for both workdays and weekends at the lake. Inside, the kitchen has been updated and provides a great starting point, while the rest of the home offers plenty of opportunity to personalize and add value. This property is being sold as is and will need some work, making it a good fit for an investor, renovator, or buyer ready to put their own stamp on a home. A bonus feature you’ll love is the brand-new 10x12 Davis building located in the backyard, complete with its own electricity. .. perfect for extra storage, a workshop, hobby space, or future projects. If you’re looking for a well-located home with potential and a few extras already in place, this Porum property is ready for its next chapter!

21. 2026-01-02
    status Pending 993-char remark

    Show marketing remark (993 chars)

    Right in the heart of Porum, this 3-bedroom, 1-bath home sits just one block from Main Street and offers a location that makes everyday life easy. With quick access to Highway 2, a short commute to I-40, and Lake Eufaula only 20 minutes away, you’re perfectly positioned for both workdays and weekends at the lake. Inside, the kitchen has been updated and provides a great starting point, while the rest of the home offers plenty of opportunity to personalize and add value. This property is being sold as is and will need some work, making it a good fit for an investor, renovator, or buyer ready to put their own stamp on a home. A bonus feature you’ll love is the brand-new 10x12 Davis building located in the backyard, complete with its own electricity. .. perfect for extra storage, a workshop, hobby space, or future projects. If you’re looking for a well-located home with potential and a few extras already in place, this Porum property is ready for its next chapter!

22. 2025-12-14
    listed $57,388 Active 993-char remark

    Show marketing remark (993 chars)

    Right in the heart of Porum, this 3-bedroom, 1-bath home sits just one block from Main Street and offers a location that makes everyday life easy. With quick access to Highway 2, a short commute to I-40, and Lake Eufaula only 20 minutes away, you’re perfectly positioned for both workdays and weekends at the lake. Inside, the kitchen has been updated and provides a great starting point, while the rest of the home offers plenty of opportunity to personalize and add value. This property is being sold as is and will need some work, making it a good fit for an investor, renovator, or buyer ready to put their own stamp on a home. A bonus feature you’ll love is the brand-new 10x12 Davis building located in the backyard, complete with its own electricity. .. perfect for extra storage, a workshop, hobby space, or future projects. If you’re looking for a well-located home with potential and a few extras already in place, this Porum property is ready for its next chapter!

23. 2016-04-26
    soldstatus $29,500 Closed
24. 2016-03-09
    status Pending
25. 2016-01-10
    listed $35,000 Active
26. 2015-12-31
    historical
27. 2015-11-17
    listed $35,000 Active
28. 2010-04-06
    soldstatus $13,500
29. 2004-06-08
    soldstatus $9,000
30. 1994-04-13
    soldstatus $8,000

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$276/yr (+$23/mo · 108.2%)

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

Taxation est. · year 1

• Rental income: $10,429
• − Mortgage interest: −$3,305
• − Property taxes: −$255
• − Insurance: −$295
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$1,716
• Taxable income: $3,189
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,211/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: Porum
• NCES district ID: 4024840
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -5.00%
• Median HH income: $30,183
• Composite: 17.25/100
• National rank: #9092
• State rank: #172 of 270 in OK

Livability — Porum

• Score: 62/100
• State rank: #240
• US rank: #16214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porum, OK
• City population: 2,717
• Population (ZIP): 2,717

Population outlook (Muskogee County) Hauer SSP2

• Today (2025): 66,842 people
• By 2030: 64,969 · -2.8%
• By 2040: 60,920 · -8.9%
• By 2050: 56,978 · -14.8%
• By 2075: 47,160 · -29.4%
• By 2100: 35,336 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 15% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Italian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Muskogee

• 2024 margin: Solid R (+37.6) · D 30.4% · R 68.0% · Other 1.7%
• 2008→2024 swing: -22.6pp toward R · 2008: -15.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+33.9 2016: R+29.2 2012: R+14.8 2008: R+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.57%
• Current HPI: 288.3386
• 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

+700.0% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $64,000 MLS Technology, Inc.
• 2026-04-10 Listed $69,000 MLS Technology, Inc.
• 2026-04-01 Listed $69,000 Fizber.com
• 2026-02-20 Sold (Public Records) $30,000 Public Records
• 2026-02-13 Sold (MLS) $30,000 MLS Technology, Inc.
• 2026-01-02 Pending — MLS Technology, Inc.
• 2025-12-14 Listed $57,388 MLS Technology, Inc.
• 2016-04-26 Sold (MLS) $29,500 MLS Technology, Inc.
• 2016-03-09 Pending — MLS Technology, Inc.
• 2016-01-10 Listed $35,000 MLS Technology, Inc.
• 2015-12-31 Listing Removed — MLS Technology, Inc.
• 2015-11-17 Listed $35,000 MLS Technology, Inc.
• 2010-04-06 Sold (Public Records) $13,500 Public Records
• 2004-06-08 Sold (Public Records) $9,000 Public Records
• 1994-04-13 Sold (Public Records) $8,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $255 · +8.5% YoY. Source: county tax records.