1105 W Elm · Durant, OK 74701

$80,000

4 bd · 2.0 ba · 2,219 sqft · SingleFamily public records · 254 Days on market

Built 1938 10,500 sqft lot ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AS-IS Opportunity with Tons of Potential – Corner Lot in Durant This spacious two-story home offers 4 bedrooms and 2.5 bathrooms, filled with original charm and ready for the right buyer to bring it back to life. Featuring original hardwood floors in the living and dining rooms, crown molding, and abundant built-in shelving throughout, the home has endless character. The fenced backyard provides privacy and a great space for outdoor living. A detached storage shed—converted from a one-car garage—can easily be restored for vehicle use or continued storage. Mature trees enhance the curb appeal and shade the property beautifully. Located on a desirable corner lot, this hom

Key facts

• Built in shelving
• Privacy fence
• Storage shed

Tags

• CORNER LOT
• ORIGINAL HARDWOOD FLOORS
• CROWN MOLDING
• BUILT IN SHELVING
• PRIVACY FENCE
• STORAGE SHED

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Security: No designated safety shelter
• Utilities: Public water; Public sewer; Cable available
• Home design: 2 stories; North-facing
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Basement and crawlspace foundation; Has unfinished/partial basement
• Exterior features: Satellite dish; Privacy fencing; Corner lot

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning (two units)
• Interior features: High ceilings; Ceramic counters; Ceiling fan(s); High speed internet available; Cable TV available; Wired for data; Aluminum window frames; Wood window frames; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 3.1% in Durant — 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 62/100 on livability (#262 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools D-.
• Durant (town): math 30% / reading 37% proficiency, ranked #49 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 309 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).
• This rent runs 30% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $100k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.83% ✓
• Cap rate: 16.03%
• Cash-on-cash: 34.76%
• DSCR: 2.55
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $215,243
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 W Cedar	0.23mi	5/2.0 (+1)	2,276 (+3%)	10mo	$220,000	$97	71
1309 W Elm	0.15mi	4/2.0	2,480 (+12%)	11mo	$212,500	$86	64
812 N 7th	0.39mi	4/2.0	2,076 (-6%)	9mo	$150,000	$72	63
422 W Liveoak	0.45mi	4/2.0	2,124 (-4%)	14mo	$228,000	$107	60
1315 N 5th	0.68mi	4/2.0	2,176 (-2%)	17mo	$180,000	$83	51
1412 Houston St	0.44mi	3/1.0 (-1)	1,932 (-13%)	3mo	$24,500	$13	46
909 W Arkansas St	0.41mi	4/3.0	1,932 (-13%)	12mo	$205,000	$106	45
1227 Waco St	0.64mi	3/2.0 (-1)	1,956 (-12%)	3mo	$176,000	$90	43
1815 W Evergreen	0.56mi	3/2.0 (-1)	2,351 (+6%)	19mo	$240,000	$102	43
1024 N 3rd Ave	0.71mi	3/2.0 (-1)	1,928 (-13%)	2mo	$209,000	$108	38
2010 W Locust St	0.74mi	3/2.0 (-1)	1,980 (-11%)	11mo	$280,000	$141	33
1112 N 10th	0.50mi	3/2.0 (-1)	1,924 (-13%)	20mo	$165,000	$86	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.07×
• Total profit: $24,068
• Equity at exit: $11,928

10-year hold

• IRR: 32.7%
• Equity multiple: 3.57×
• Total profit: $57,568
• Equity at exit: $6,917

Cash invested: $22,400 (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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 309
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $649

Break-even live

Break-even rent $643

Max offer price $80,000

Occupancy floor 51%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-09
   status $80,000 Pending 254 DOM
2. 2026-06-08
   days on market $80,000 Active 254 DOM
3. 2026-06-07
   days on market $80,000 Active 253 DOM
4. 2026-06-07
   days on market $80,000 Active 252 DOM
5. 2026-06-03
   days on market $80,000 Active 249 DOM
6. 2026-06-02
   days on market $80,000 Active 248 DOM
7. 2026-06-01
   pricestatus $80,000 Active 247 DOM
8. 2026-05-22
   status Pending
9. 2025-10-07
   price $137,000
10. 2025-10-06
    status Active
11. 2025-09-21
    status Pending
12. 2025-09-02
    listed $180,000 Active
13. 2024-08-06
    historical
14. 2024-07-11
    price $170,000
15. 2024-06-05
    price $175,000
16. 2024-04-23
    listed $189,000 Active
17. 2023-03-05
    historical
18. 2022-12-24
    price $189,000
19. 2022-11-01
    price $197,000
20. 2022-10-12
    price $202,000
21. 2022-09-21
    price $209,000
22. 2022-08-18
    price $212,000
23. 2022-08-10
    price $219,000
24. 2022-08-01
    listed $230,000 Active
25. 2017-05-31
    soldstatus $145,000
26. 2017-05-31
    soldstatus $145,000

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$59/yr (+$5/mo · 8.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,572
• − Mortgage interest: −$4,481
• − Property taxes: −$661
• − Insurance: −$400
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,327
• Taxable income: $6,891
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $6,133/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: Durant
• NCES district ID: 4010350
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $35,850
• Composite: 27.73/100
• National rank: #6903
• State rank: #49 of 270 in OK

Livability — Durant

• Score: 62/100
• State rank: #262
• US rank: #17020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durant, OK
• County: Bryan County · 27,497 people
• City population: 27,497
• Metro: Durant, OK
• Population (ZIP): 27,497
• Household income: $58,036
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 759.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Native American 14% Two or more races 13% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.66%
• Current HPI: 303.3877
• Rent YoY: ▼ -0.13%
• Metro: Durant, OK
• 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

-5.5% since first listed

19 events — show timeline

• 2026-05-22 Pending — MLS Technology, Inc.
• 2025-10-07 Price Changed $137,000 MLS Technology, Inc.
• 2025-10-06 Relisted — MLS Technology, Inc.
• 2025-09-21 Pending — MLS Technology, Inc.
• 2025-09-02 Listed $180,000 MLS Technology, Inc.
• 2024-08-06 Listing Removed — MLS Technology, Inc.
• 2024-07-11 Price Changed $170,000 MLS Technology, Inc.
• 2024-06-05 Price Changed $175,000 MLS Technology, Inc.
• 2024-04-23 Listed $189,000 MLS Technology, Inc.
• 2023-03-05 Listing Removed — MLS Technology, Inc.
• 2022-12-24 Price Changed $189,000 MLS Technology, Inc.
• 2022-11-01 Price Changed $197,000 MLS Technology, Inc.
• 2022-10-12 Price Changed $202,000 MLS Technology, Inc.
• 2022-09-21 Price Changed $209,000 MLS Technology, Inc.
• 2022-08-18 Price Changed $212,000 MLS Technology, Inc.
• 2022-08-10 Price Changed $219,000 MLS Technology, Inc.
• 2022-08-01 Listed $230,000 MLS Technology, Inc.
• 2017-05-31 Sold (Public Records) $145,000 Public Records
• 2017-05-31 Sold (Public Records) $145,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $661 · -13.5% YoY. Source: county tax records.