1001 Summit St · Henryetta, OK 74437

$132,900

2 bd · 2.0 ba · 998 sqft · SingleFamily public records · 53 Days on market

Built 1949 684 sqft lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• DSCR +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Schools +1.2/10.0

Listing remarks

Adorable home featuring original hardwood floors, updated vinyl windows, and a bright, inviting interior. The kitchen includes laminate countertops, gas range, and ample cabinetry. Exterior offers low-maintenance vinyl siding and a covered front porch and Back porch- perfect for relaxing. Affordable and move in ready! Schedule your showing today!

Key facts

• Ample cabinetry
• Laminate countertops
• Gas range

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED VINYL WINDOWS
• LAMINATE COUNTERTOPS
• GAS RANGE
• AMPLE CABINETRY
• LOW-MAINTENANCE VINYL SIDING

Property features AI

Exterior

• Parking: Attached garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Faces north; Entry on main level
• Construction: Built by owner (year source: owner); Vinyl siding over wood frame; Metal roof; Slab foundation
• Exterior features: Covered patio and porch; Concrete driveway; Shed(s); Chain link fencing; Corner lot

Interior

• Kitchen: Gas range; Oven; Dishwasher; Gas water heater
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Programmable thermostat; Laminate counters; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (33.6% below list).
• Recommended offer: $88k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.0% in Henryetta — 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 54/100 on livability (#589 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Henryetta (town): math 11% / reading 19% proficiency, ranked #228 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($919 loan paydown + $13k appreciation (10.0% local appreciation)).
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $133k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $88,292 (33.6% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.66% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $79,840
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 W Division St	0.38mi	2/1.0	936 (-6%)	8mo	$40,000	$43	61
1004 Summit St	0.03mi	3/1.5 (+1)	1,112 (+11%)	16mo	$114,500	$103	60
1403 W Division St	0.54mi	3/1.0 (+1)	984 (-1%)	6mo	$110,000	$112	58
903 W Broadway St	0.64mi	3/1.0 (+1)	999 (+0%)	11mo	$45,000	$45	52
909 W Moore St	0.71mi	2/1.0	975 (-2%)	10mo	$77,900	$80	50
1107 W Broadway St	0.64mi	2/1.0	924 (-7%)	9mo	$41,000	$44	46
1508 Briarwood Ln	0.68mi	3/1.5 (+1)	1,092 (+9%)	5mo	$140,000	$128	42
306 S 9th St	0.74mi	2/2.0	1,107 (+11%)	7mo	$105,000	$95	41
1102 W Division St	0.39mi	3/1.0 (+1)	1,100 (+10%)	24mo	$28,000	$25	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $66,867
• Equity at exit: $119,727

10-year hold

• IRR: 20.0%
• Equity multiple: 6.40×
• Total profit: $201,054
• Equity at exit: $258,195

Cash invested: $37,212 (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 74437

• Home prices YoY: 23.4%
• Active inventory: 90
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-85

Break-even live

Break-even rent $991

Max offer price $117,800

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-48	+0% $-85	+5% $-123	+10% $-161
Rent	-10% $-155	-5% $-120	+0% $-85	+5% $-51	+10% $-16
Rate	-1.0pp $-19	-0.5pp $-52	base $-85	+0.5pp $-120	+1.0pp $-155

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $132,900 Active 53 DOM
2. 2026-06-21
   days on market $132,900 Active 52 DOM
3. 2026-06-18
   days on market $132,900 Active 50 DOM
4. 2026-06-17
   days on market $132,900 Active 49 DOM
5. 2026-06-16
   days on market $132,900 Active 48 DOM
6. 2026-06-16
   days on market $132,900 Active 47 DOM
7. 2026-06-13
   days on market $132,900 Active 45 DOM
8. 2026-06-12
   days on market $132,900 Active 44 DOM
9. 2026-06-09
   days on market $132,900 Active 41 DOM
10. 2026-06-08
    days on market $132,900 Active 40 DOM
11. 2026-06-08
    days on market $132,900 Active 39 DOM
12. 2026-06-05
    days on market $132,900 Active 37 DOM
13. 2026-06-04
    days on market $132,900 Active 35 DOM
14. 2026-06-02
    days on market $132,900 Active 34 DOM
15. 2026-06-01
    days on market $132,900 Active 33 DOM
16. 2026-05-31
    days on market $132,900 Active 32 DOM
17. 2026-04-29
    listed $132,900 Active
18. 2008-05-27
    soldstatus $48,000
19. 2006-12-21
    soldstatus $51,000

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$828/yr (+$69/mo · 225.0%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,595
• − Mortgage interest: −$7,444
• − Property taxes: −$368
• − Insurance: −$664
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$3,866
• Taxable loss: −$3,443
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $-199/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: Henryetta
• NCES district ID: 4014370
• Math proficiency: 11% ▼ -15.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $37,050
• Composite: 12.5/100
• National rank: #9624
• State rank: #228 of 270 in OK

Livability — Henryetta

• Score: 54/100
• State rank: #589
• US rank: #24020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henryetta, OK
• Population (ZIP): 9,058

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 63% Native American 18% Two or more races 14% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.61%
• Current HPI: 277.6291
• 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

+160.6% since first listed

3 events — show timeline

• 2026-04-29 Listed $132,900 MLS Technology, Inc.
• 2008-05-27 Sold (Public Records) $48,000 Public Records
• 2006-12-21 Sold (Public Records) $51,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $368 · +12.9% YoY. Source: county tax records.