312 Roberts Rd · Durant, OK 74701

$170,000

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 27 Days on market

Built 1983 Est $203k · 16% under

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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).

• ARV discount +14.8/15.0
• Cash flow +12.2/30.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

Key facts

• New furnace
• Laundry mudroom
• Bonus room

Tags

• DINING NOOK
• BONUS ROOM
• LAUNDRY MUDROOM
• NEW ROOFING
• NEW FURNACE
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-35 ($-425/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (24.3% below list).
• Recommended offer: $129k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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+, amenities F.
• 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.
• Zoned schools: Robert E Lee Early Childhood (241 students, 0% FRL); Durant Intermediate Es (math 24% / reading 36%, grade F, #49 of 345 statewide, top 15%, 615 students, 0% FRL); Durant Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 956 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.1%/yr); 311 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $110k; list at $170k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,758 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.76% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $203,112
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Scott St	0.69mi	3/2.0	1,716 (+5%)	22mo	$100,000	$58	41
201 NE 18th Ave	0.75mi	3/2.0	1,431 (-13%)	9mo	$155,000	$108	37
310 Scott St	0.70mi	3/1.5	1,431 (-13%)	19mo	$177,500	$124	28
200 NE 18th	0.75mi	4/2.0 (+1)	1,392 (-15%)	11mo	$175,000	$126	26

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-33,631
• Equity at exit: $25,348

10-year hold

• IRR: -21.9%
• Equity multiple: 0.01×
• Total profit: $-46,997
• Equity at exit: $14,698

Cash invested: $47,600 (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: 311
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-35

Break-even live

Break-even rent $1,332

Max offer price $163,748

Occupancy floor 98%

Sensitivity live

Price	-10% $61	-5% $13	+0% $-35	+5% $-84	+10% $-132
Rent	-10% $-137	-5% $-86	+0% $-35	+5% $15	+10% $66
Rate	-1.0pp $50	-0.5pp $8	base $-35	+0.5pp $-79	+1.0pp $-124

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $170,000 Active 27 DOM
2. 2026-06-21
   days on market $170,000 Active 26 DOM
3. 2026-06-19
   days on market $170,000 Active 24 DOM
4. 2026-06-18
   days on market $170,000 Active 23 DOM
5. 2026-06-17
   days on market $170,000 Active 22 DOM
6. 2026-06-16
   days on market $170,000 Active 21 DOM
7. 2026-06-15
   days on market $170,000 Active 20 DOM
8. 2026-06-14
   days on market $170,000 Active 18 DOM
9. 2026-06-12
   days on market $170,000 Active 17 DOM
10. 2026-06-09
    days on market $170,000 Active 14 DOM
11. 2026-06-08
    days on market $170,000 Active 13 DOM
12. 2026-06-07
    days on market $170,000 Active 12 DOM
13. 2026-06-07
    days on market $170,000 Active 11 DOM
14. 2026-06-03
    days on market $170,000 Active 8 DOM
15. 2026-06-02
    days on market $170,000 Active 7 DOM
16. 2026-06-01
    days on market $170,000 Active 6 DOM
17. 2026-05-31
    days on market $170,000 Active 5 DOM
18. 2026-05-30
    days on market $170,000 Active 4 DOM
19. 2026-05-26
    listed $170,000 Active
20. 2023-09-21
    soldstatus $110,000
21. 2023-09-20
    soldstatus $110,000 Closed 1243-char remark

    Show marketing remark (1243 chars)

    Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

22. 2023-07-31
    status Pending 1243-char remark

    Show marketing remark (1243 chars)

    Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

23. 2023-07-27
    status Active 1243-char remark

    Show marketing remark (1243 chars)

    Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

24. 2023-07-18
    status Pending 1243-char remark

    Show marketing remark (1243 chars)

    Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

25. 2023-07-15
    price $114,999 1243-char remark

    Show marketing remark (1243 chars)

    Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

26. 2023-06-30
    price $119,999 1243-char remark

    Show marketing remark (1243 chars)

    Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

27. 2023-06-22
    price $122,999 1243-char remark

    Show marketing remark (1243 chars)

    Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

28. 2023-05-25
    listed $124,999 Active 1243-char remark

    Show marketing remark (1243 chars)

    Looking for a real estate deal that's too good to pass up? Look no further because we've got just the thing for you! This is the deal of the century - a fixer-upper with serious potential. Priced under $150k, this charming 4-bedroom, 2-bathroom brick home can be found in the heart of Durant, Oklahoma. This property is sold AS-IS, so you'll have ample opportunity to put your unique stamp on it. With a spacious floor area of 1,638 square feet, there's plenty of room for you to unleash your inner designer. The home includes a dining nook, a bonus room (converted garage) with access to the side yard, and a laundry-mudroom area leading to the backyard. The current owner has recently added upgrades, including new roofing, new furnace, new water heater, and a new electric stove range in the kitchen. The fresh and clean paint gives the home a bright and welcoming feel, providing a great starting point for your renovation project. This property is an incredible opportunity for those looking to own a home without breaking the bank. With some TLC, you could transform this property into the home of your dreams. Don't wait, strike while the iron is hot and take advantage of this discounted sale. Get in touch and arrange a viewing today!

29. 2023-02-22
    soldstatus $42,000

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$447/yr (+$37/mo · 41.3%)

ⓘ 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 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,451
• − Mortgage interest: −$9,523
• − Property taxes: −$1,083
• − Insurance: −$850
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,945
• Taxable loss: −$3,422
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $397/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

• 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

+304.8% since first listed

11 events — show timeline

• 2026-05-26 Listed $170,000 FSBO.com
• 2023-09-21 Sold (Public Records) $110,000 Public Records
• 2023-09-20 Sold (MLS) $110,000 MLS Technology, Inc.
• 2023-07-31 Pending — MLS Technology, Inc.
• 2023-07-27 Relisted — MLS Technology, Inc.
• 2023-07-18 Pending — MLS Technology, Inc.
• 2023-07-15 Price Changed $114,999 MLS Technology, Inc.
• 2023-06-30 Price Changed $119,999 MLS Technology, Inc.
• 2023-06-22 Price Changed $122,999 MLS Technology, Inc.
• 2023-05-25 Listed $124,999 MLS Technology, Inc.
• 2023-02-22 Sold (Public Records) $42,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,083 · -8.1% YoY. Source: county tax records.