16 S Indianola St · Pryor Creek, OK 74361

$155,000

3 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 74 Days on market

Built 1960 10,500 sqft lot Est $161k · at est.

---

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 +16.4/30.0
• ARV discount +9.2/15.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Good little starter home in town close to everything with a large master suite and a fenced-in yard out back.

Key facts

• 0.24 acre lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s)
• Utilities: Electricity available; Phone service available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered porch; Chain link fencing; Mature trees on the lot

Interior

• Kitchen: Microwave; Oven; Range
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet available; Wired for data; Ceiling fan(s); Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $89 ($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 $134k (13.5% below list).
• Recommended offer: $134k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.8% in Pryor Creek — 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 69/100 on livability (#51 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Pryor (town): math 24% / reading 21% proficiency, ranked #143 of 270 in OK (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jefferson Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 281 students, 0% FRL); Pryor Ms (math 19% / reading 21%, grade F, #158 of 345 statewide, top 47%, 650 students, 0% FRL); Pryor Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 800 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 162 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 23 units permitted in Mayes County in 2024 (0 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.
• Mayes County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $155k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $134,078 (13.5% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $161,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 S Orphan St	0.10mi	2/2.0 (-1)	1,068 (-10%)	3mo	$43,000	$40	71
403 N Ora St	0.62mi	3/1.0	1,176 (-1%)	1mo	$88,750	$75	65
15 Irving St	0.42mi	3/1.0	1,152 (-3%)	9mo	$140,000	$122	64
107 S Coo-y-yah St Unit B	0.28mi	3/2.0	1,334 (+13%)	3mo	$239,000	$179	64
1400 Damon Dr	0.57mi	3/2.0	1,252 (+6%)	2mo	$150,000	$120	62
320 N Hogan St	0.57mi	2/1.0 (-1)	1,209 (+2%)	4mo	$137,000	$113	58
309 N Fairland St	0.60mi	3/1.0	1,116 (-6%)	2mo	$179,900	$161	57
404 N Oklahoma St	0.73mi	4/2.0 (+1)	1,158 (-2%)	6mo	$182,000	$157	52
232 Eastmanor Cir	0.62mi	3/1.0	1,070 (-10%)	6mo	$182,000	$170	46
415 N Orphan St	0.67mi	3/1.0	1,080 (-9%)	5mo	$87,500	$81	46
223 E Manor Cir	0.63mi	3/1.0	1,085 (-8%)	9mo	$175,000	$161	45
27 Payne St	0.57mi	3/1.0	1,056 (-11%)	10mo	$144,000	$136	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-19,519
• Equity at exit: $23,111

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-9,903
• Equity at exit: $13,402

Cash invested: $43,400 (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 74361

• Active inventory: 162
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$813
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $89

Break-even live

Break-even rent $1,229

Max offer price $155,000

Occupancy floor 88%

Sensitivity live

Price	-10% $176	-5% $132	+0% $89	+5% $45	+10% $1
Rent	-10% $-17	-5% $36	+0% $89	+5% $142	+10% $194
Rate	-1.0pp $167	-0.5pp $128	base $89	+0.5pp $48	+1.0pp $8

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 N Elliott St Unit A Pryor, OK	2.0	1.0	1000	$1,250	$1.25	16d	1	0.22mi
202 N Ora St Pryor, OK	3.0	2.0	1291	$1,600	$1.24	21d	1	0.33mi
1220 SE 9th St Pryor, OK	2.0–3.0	1.0–1.5	909	$1,469	$1.62	0d	6	1.01mi
1501 Meadow Trace Dr Unit 1 Pryor, OK	2.0	1.5	1000	$1,029	$1.03	0d	4	1.24mi
1707 S Elliott St Pryor, OK	1.0–2.0	1.0–2.0	870	$1,275	$1.47	0d	1	1.40mi

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 74 DOM
2. 2026-06-18
   days on market $155,000 Active 71 DOM
3. 2026-06-17
   days on market $155,000 Active 70 DOM
4. 2026-06-16
   days on market $155,000 Active 69 DOM
5. 2026-06-15
   days on market $155,000 Active 68 DOM
6. 2026-06-14
   days on market $155,000 Active 66 DOM
7. 2026-06-13
   days on market $155,000 Active 65 DOM
8. 2026-06-10
   days on market $155,000 Active 63 DOM
9. 2026-06-09
   days on market $155,000 Active 62 DOM
10. 2026-06-08
    days on market $155,000 Active 61 DOM
11. 2026-06-07
    days on market $155,000 Active 60 DOM
12. 2026-06-05
    days on market $155,000 Active 57 DOM
13. 2026-06-03
    days on market $155,000 Active 56 DOM
14. 2026-06-02
    days on market $155,000 Active 55 DOM
15. 2026-06-01
    days on market $155,000 Active 54 DOM
16. 2026-05-31
    days on market $155,000 Active 53 DOM
17. 2026-05-31
    days on market $155,000 Active 52 DOM
18. 2026-05-17
    price $155,000
19. 2026-04-21
    price $166,000
20. 2026-04-08
    listed $171,500 Active
21. 2000-07-14
    soldstatus $42,500

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$276/yr (+$23/mo · 24.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,089
• − Mortgage interest: −$8,682
• − Property taxes: −$1,119
• − Insurance: −$775
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$4,509
• Taxable loss: −$1,570
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $1,439/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: Pryor
• NCES district ID: 4025200
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 21% ▼ -13.00%
• Median HH income: $44,306
• Composite: 19.46/100
• National rank: #8774
• State rank: #143 of 270 in OK

Livability — Pryor Creek

• Score: 69/100
• State rank: #51
• US rank: #8653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pryor Creek, OK
• County: Mayes County · 17,612 people
• City population: 17,582
• Metro: nan
• Population (ZIP): 17,612
• Household income: $58,681
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 326.0

Population outlook (Mayes County) Hauer SSP2

• Today (2025): 39,941 people
• By 2030: 39,172 · -1.9%
• By 2040: 37,540 · -6.0%
• By 2050: 35,854 · -10.2%
• By 2075: 32,361 · -19.0%
• By 2100: 28,054 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 65% Native American 18% Two or more races 13% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Mayes

• 2024 margin: Solid R (+57.5) · D 20.3% · R 77.8% · Other 1.9%
• 2008→2024 swing: -29.4pp toward R · 2008: -28.1pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+51.7 2012: R+33.3 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.81%
• Current HPI: 247.7737
• Rent YoY: —
• Metro: nan
• 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

+264.7% since first listed

4 events — show timeline

• 2026-05-17 Price Changed $155,000 MLS Technology, Inc.
• 2026-04-21 Price Changed $166,000 MLS Technology, Inc.
• 2026-04-08 Listed $171,500 MLS Technology, Inc.
• 2000-07-14 Sold (Public Records) $42,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,119 · -4.2% YoY. Source: county tax records.