1010 N 5th St · Perry, OK 73077

$74,777

2 bd · 1.0 ba · 906 sqft · SingleFamily public records · 17 Days on market

Built 1960 Est $75k · at est.

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Why this score? — see what drove the C+ 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.8/15.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.4/10.0

Listing remarks

Sellers offering $2,000 in concessions to buyers for closing costs, prepaids, pay down interest rate and/or any cosmetic updates! Clean inspection on file & Preventative Termidor Termite Treatment from Territory Termite prior to close (no signs of previous treatment & pd by seller) AND NEW water line from house to the City of Perry's main water line recently completed 4/9/2026 Check out this 1960's charming Bungalow in North Perry! Extremely well maintained, NEW roof and exterior siding/paint, perimeter chain link fence, private patio nook, as well as a shed built to match the house. Interior has all new paint and LVP flooring. The 906 sq ft floor plan has large bathroom, li

Key facts

• Clean inspection
• New water line
• New exterior siding

Tags

• CLEAN INSPECTION
• PREVENTATIVE TERMITE TREATMENT
• NEW WATER LINE
• NEW ROOF
• NEW EXTERIOR SIDING
• PRIVATE PATIO NOOK

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential property
• Construction: Wood siding construction
• Exterior features: Composition roof; Outbuilding on the property; Corner lot with alley access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window unit(s) for cooling
• Interior features: Window cooling units; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#78 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools F, amenities F.
• Perry (rural): math 22% / reading 29% proficiency, ranked #102 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 4 units permitted in Noble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $517 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Noble County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $75k implies a 648% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $73,655 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $75,198
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 N 5th St	0.00mi	2/1.0	906 (0%)	1mo	$74,777	$83	99
303 Grove St	0.33mi	2/1.0	924 (+2%)	9mo	$21,000	$23	74
1106 Locust	0.67mi	2/1.0	891 (-2%)	2mo	$115,000	$129	64
215 Ivanhoe St	0.26mi	2/1.0	780 (-14%)	5mo	$2,500	$3	60

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $3,128
• Equity at exit: $11,149

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $22,270
• Equity at exit: $6,465

Cash invested: $20,938 (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 73077

• Home prices YoY: -3.9%
• Active inventory: 40
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$392
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $240

Break-even live

Break-even rent $565

Max offer price $74,777

Occupancy floor 67%

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: $18,694
• Closing costs: $2,243
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-04-20
   listed $74,777 Active
3. 1999-06-02
   soldstatus $10,000

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $673 · $56/mo
• Expected delta: +$399/yr (+$33/mo · 145.6%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,420
• − Mortgage interest: −$4,189
• − Property taxes: −$274
• − Insurance: −$374
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,175
• Taxable income: $1,741
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $2,460/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: Perry
• NCES district ID: 4023850
• Math proficiency: 22% ▼ -7.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,886
• Composite: 21.86/100
• National rank: #8239
• State rank: #102 of 270 in OK

Livability — Perry

• Score: 68/100
• State rank: #78
• US rank: #10029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perry, OK
• Population (ZIP): 6,235

Population outlook (Noble County) Hauer SSP2

• Today (2025): 11,554 people
• By 2030: 11,506 · -0.4%
• By 2040: 11,345 · -1.8%
• By 2050: 11,128 · -3.7%
• By 2075: 10,658 · -7.8%
• By 2100: 9,623 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 3% Black 2% Native American 1%
• Common ancestry: Lithuanian 3% Iranian 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Noble

• 2024 margin: Solid R (+57.4) · D 20.4% · R 77.7% · Other 1.9%
• 2008→2024 swing: -3.8pp toward R · 2008: -53.6pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+57.1 2016: R+57.6 2012: R+50.6 2008: R+53.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.14%
• Current HPI: 227.4711
• 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

+647.8% since first listed

3 events — show timeline

• 2026-05-07 Pending — SBOR
• 2026-04-20 Listed $74,777 SBOR
• 1999-06-02 Sold (Public Records) $10,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $274 · +5.8% YoY. Source: county tax records.