134 E 2nd St · Drumright, OK 74030

$159,900

3 bd · 2.0 ba · 1,243 sqft · SingleFamily public records · 5 Days on market

Built 2012 6,499 sqft lot

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.3/10.0

Listing remarks

Beautiful brick and stone home situated on a huge corner lot in Drumright! This adorable 3 bed/2 bath home with an oversized 2-car attached garage offers the perfect blend of charm, comfort, and functionality. From the moment you step inside, you’ll love the open-concept design, soaring vaulted ceilings, and thoughtfully designed floor plan that maximizes every square inch of space! The spacious kitchen overlooks the living area and features an amazing eat-in bar, excellent dining space, and easy access to the back patio — perfect for entertaining or everyday living. The huge fenced backyard offers plenty of room for outdoor fun, pets, gardening, or relaxing evenings at home. Th

Key facts

• Open-concept design
• Huge corner lot
• Spacious kitchen

Tags

• HUGE CORNER LOT
• OPEN-CONCEPT DESIGN
• SPACIOUS KITCHEN
• HUGE FENCED BACKYARD
• LARGE PANTRY STORAGE CLOSET
• LUXURIOUS PRIVATE BATHROOM

Property features AI

Finance

• Other: Gutters noted as a community feature
• HOA & community: Sidewalks

Exterior

• Parking: Attached garage; Garage faces side; 2 garage spaces
• Security: Owned security system; Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Fiber optic and high-speed internet available; Satellite internet available
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Built as recorded in public records; Brick, stone and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Concrete driveway; Rain gutters; Chain link full fencing; Corner lot

Interior

• Kitchen: Country-style kitchen with breakfast nook and eat-in area; Oven; Range; Microwave; Dishwasher
• Bedrooms: Master bedroom with private bath and walk-in closet (First level); Additional bedrooms without attached baths (First level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Hall bath with separate shower and bathtub (First level); Master bath with separate shower and bathtub (First level)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; Programmable thermostat; High-speed internet available; Vinyl window frames
• Laundry & utility: Inside utility room (First level); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (25.9% below list).
• Recommended offer: $118k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#102 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools F, amenities F, commute F.
• Drumright (rural): math 24% / reading 25% proficiency, ranked #353 of 513 in OK (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $118,442 (25.9% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $105,655
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 W Broadway St	0.43mi	3/2.0	1,236 (-1%)	5mo	$37,000	$30	75
403 S Cimarron Ave	0.28mi	2/1.5 (-1)	1,140 (-8%)	3mo	$110,000	$96	64
106 E 1st St	0.08mi	3/1.0	1,110 (-11%)	21mo	$55,000	$50	57
510 S Grand Ave	0.26mi	2/1.0 (-1)	1,138 (-8%)	10mo	$125,000	$110	57
721 W Broadway St	0.64mi	3/1.5	1,163 (-6%)	4mo	$127,000	$109	54
401 S Tucker Ave	0.64mi	3/1.0	1,210 (-3%)	13mo	$80,000	$66	51
526 S Creek St	0.32mi	2/1.5 (-1)	1,178 (-5%)	22mo	$100,000	$85	50
608 W Noble	0.42mi	3/1.0	1,345 (+8%)	18mo	$70,800	$53	48
600 E 2nd St	0.40mi	3/1.0	1,372 (+10%)	22mo	$69,900	$51	42
708 W Noble St	0.50mi	2/1.0 (-1)	1,144 (-8%)	23mo	$129,900	$114	35

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

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,498
• Equity at exit: $55,724

10-year hold

• IRR: 4.1%
• Equity multiple: 1.51×
• Total profit: $22,800
• Equity at exit: $74,938

Cash invested: $44,772 (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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-87

Break-even live

Break-even rent $1,294

Max offer price $144,581

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-41	+0% $-87	+5% $-132	+10% $-177
Rent	-10% $-180	-5% $-134	+0% $-87	+5% $-40	+10% $7
Rate	-1.0pp $-6	-0.5pp $-46	base $-87	+0.5pp $-128	+1.0pp $-170

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-16
   listed $159,900 Active

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$32/yr (+$3/mo · 2.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $14,213
• − Mortgage interest: −$8,957
• − Property taxes: −$1,407
• − Insurance: −$800
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$4,652
• Taxable loss: −$3,876
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $-110/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: Drumright
• NCES district ID: 4010200
• Math proficiency: 24% ▲ 7.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $35,602
• Composite: 23.33/100
• National rank: #13308
• State rank: #353 of 513 in OK

Livability — Drumright

• Score: 66/100
• State rank: #102
• US rank: #11324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drumright, OK
• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

2 events — show timeline

• 2026-05-21 Pending — MLS Technology, Inc.
• 2026-05-16 Listed $159,900 MLS Technology, Inc.

Property tax history

+2.3%/yr

Latest (2025): $1,407 · +3.2% YoY. Source: county tax records.