403 N Ora St · Pryor Creek, OK 74361

$99,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 33 Days on market

Built 1955 5,263 sqft lot Est $141k · 29% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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 MLS

Investement property, sold `as-is` condition. Seller related to associate.

Key facts

• Close to hospital
• Fireplace unit
• New flooring

Tags

• NEW ROOF
• NEW FLOORING
• FIREPLACE UNIT
• ALL APPLIANCES
• STACKABLE WASHER DRYER
• CLOSE TO HOSPITAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: schools D, crime D-, amenities 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: 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.30% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $141,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 N Ora St	0.00mi	3/1.0 (+1)	1,176 (0%)	1mo	$88,750	$75	94
320 N Hogan St	0.29mi	2/1.0	1,209 (+3%)	4mo	$137,000	$113	79
309 N Fairland St	0.16mi	3/1.0 (+1)	1,116 (-5%)	2mo	$179,900	$161	77
415 N Orphan St	0.11mi	3/1.0 (+1)	1,080 (-8%)	5mo	$87,500	$81	72
320 Heron Cir	0.36mi	3/1.5 (+1)	1,170 (-0%)	6mo	$195,000	$167	70
424 N Oklahoma	0.25mi	3/1.0 (+1)	1,300 (+10%)	1mo	$150,000	$115	65
420 N Oklahoma	0.24mi	3/1.0 (+1)	1,061 (-10%)	4mo	$169,900	$160	64
1400 Damon Dr	0.36mi	3/2.0 (+1)	1,252 (+6%)	2mo	$150,000	$120	62
232 Eastmanor Cir	0.35mi	3/1.0 (+1)	1,070 (-9%)	6mo	$182,000	$170	59
223 E Manor Cir	0.39mi	3/1.0 (+1)	1,085 (-8%)	9mo	$175,000	$161	56
212 N Orphan St	0.24mi	2/2.0	1,344 (+14%)	10mo	$91,000	$68	53
7 S Orphan St	0.56mi	2/2.0	1,068 (-9%)	3mo	$43,000	$40	52

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $9,462
• Equity at exit: $14,895

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $41,213
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $403

Break-even live

Break-even rent $793

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $460	-5% $431	+0% $403	+5% $375	+10% $346
Rent	-10% $300	-5% $352	+0% $403	+5% $455	+10% $506
Rate	-1.0pp $453	-0.5pp $428	base $403	+0.5pp $377	+1.0pp $351

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 N Ora St Pryor, OK	3.0	2.0	1291	$1,600	$1.24	20d	1	0.26mi
111 N Elliott St Unit A Pryor, OK	2.0	1.0	1000	$1,250	$1.25	15d	1	0.39mi
1220 SE 9th St Pryor, OK	2.0–3.0	1.0–1.5	909	$1,049	$1.15	3d	5	1.49mi

Listing history 16 events

1. 2026-04-21
   status Pending
2. 2026-03-22
   status Active
3. 2026-03-20
   status Pending
4. 2026-03-19
   status Active
5. 2026-03-19
   status Pending
6. 2026-03-16
   listed $99,900 Active
7. 2026-02-04
   soldstatus $45,000
8. 2008-09-27
   soldstatus $20,000 74-char remark

   Show marketing remark (74 chars)

   Investement property, sold `as-is` condition. Seller related to associate.

9. 2008-09-16
   historical 74-char remark

   Show marketing remark (74 chars)

   Investement property, sold `as-is` condition. Seller related to associate.

10. 2008-07-04
    listed $29,900 74-char remark

    Show marketing remark (74 chars)

    Investement property, sold `as-is` condition. Seller related to associate.

11. 2008-06-15
    historical
12. 2008-01-14
    listed $35,000
13. 2007-03-05
    historical
14. 2007-02-23
    listed $29,900
15. 1999-04-21
    soldstatus $17,000
16. 1994-03-02
    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: $728 · $61/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$171/yr (+$14/mo · 23.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $15,634
• − Mortgage interest: −$5,596
• − Property taxes: −$728
• − Insurance: −$500
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,906
• Taxable income: $3,403
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $4,020/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

+899.0% since first listed

16 events — show timeline

• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-03-22 Relisted — MLS Technology, Inc.
• 2026-03-20 Pending — MLS Technology, Inc.
• 2026-03-19 Relisted — MLS Technology, Inc.
• 2026-03-19 Pending — MLS Technology, Inc.
• 2026-03-16 Listed $99,900 MLS Technology, Inc.
• 2026-02-04 Sold (Public Records) $45,000 Public Records
• 2008-09-27 Sold (MLS) $20,000 MLS Technology, Inc.
• 2008-09-16 Listing Removed — MLS Technology, Inc.
• 2008-07-04 Listed $29,900 MLS Technology, Inc.
• 2008-06-15 Listing Removed — MLS Technology, Inc.
• 2008-01-14 Listed $35,000 MLS Technology, Inc.
• 2007-03-05 Listing Removed — MLS Technology, Inc.
• 2007-02-23 Listed $29,900 MLS Technology, Inc.
• 1999-04-21 Sold (Public Records) $17,000 Public Records
• 1994-03-02 Sold (Public Records) $10,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $728 · +5.1% YoY. Source: county tax records.