202 Quail Dr · Sportsmen Acres, OK 74361

$160,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1976 0.32 ac lot Est $132k · 21% over

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Why this score? — see what drove the F 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 +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great little brick house at the end of the road with new flooring throughout, a brand new roof, an updated kitchen, a covered porch on the front, a covered patio on the side, a huge double lot giving you plenty of room to build a shop to the side of the house, and a little shed out back for your mower!!

Key facts

• Covered porch
• Brick house
• New flooring

Tags

• BRICK HOUSE
• NEW FLOORING
• NEW ROOF
• UPDATED KITCHEN
• COVERED PORCH
• COVERED PATIO

Property features AI

Finance

• HOA & community: Gutter(s) listed as community feature

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Phone available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Porch; Shed(s); Rain gutters; Chain link fencing

Interior

• Kitchen: Oven; Range
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High speed internet; Wired for data; Ceiling fan(s); Laminate counters; Storm door(s); Aluminum frame windows; Electric oven connection; Electric range connection; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $48 ($575/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 $128k (20.0% below list).
• Recommended offer: $128k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#369 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime 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.
• Market conditions: 159 active listings in the ZIP; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $160k implies a 471% gain — meaningful room to come down on a strong offer.

Recommended offer $127,949 (20.0% below list)

Questions for the listing agent

1. Built in 1976 — 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 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $132,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Quail Dr	0.03mi	3/1.0	1,056 (0%)	16mo	$132,000	$125	86
116 Quail Dr	0.18mi	3/1.5	1,080 (+2%)	12mo	$149,900	$139	76
103 Quail Dr	0.26mi	3/1.5	1,100 (+4%)	10mo	$110,000	$100	70
138 Chukker Dr	0.10mi	3/1.0	1,188 (+12%)	23mo	$140,000	$118	55

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-22,944
• Equity at exit: $23,857

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-16,329
• Equity at exit: $13,834

Cash invested: $44,800 (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: 159
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $48

Break-even live

Break-even rent $1,219

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $138	-5% $93	+0% $48	+5% $3	+10% $-43
Rent	-10% $-53	-5% $-3	+0% $48	+5% $98	+10% $149
Rate	-1.0pp $128	-0.5pp $89	base $48	+0.5pp $6	+1.0pp $-36

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   statusdays on market $160,000 Pending 6 DOM
2. 2026-06-10
   days on market $160,000 Active 5 DOM
3. 2026-06-09
   days on market $160,000 Active 4 DOM
4. 2026-06-08
   days on market $160,000 Active 3 DOM
5. 2026-06-07
   remarks 304-char remark
6. 2026-06-07
   listed $160,000 Active 2 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: $686 · $57/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$754/yr (+$63/mo · 109.9%)

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

Taxation est. · year 1

• Rental income: $15,354
• − Mortgage interest: −$8,962
• − Property taxes: −$686
• − Insurance: −$800
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$4,655
• Taxable loss: −$2,206
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $1,104/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 — Sportsmen Acres

• Score: 59/100
• State rank: #369
• US rank: #19701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sportsmen Acres, OK
• County: Mayes County · 17,612 people
• 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

+471.4% since first listed

2 events — show timeline

• 2026-06-05 Listed $160,000 MLS Technology, Inc.
• 2000-06-06 Sold (Public Records) $28,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $686 · +4.9% YoY. Source: county tax records.