900 Harrison St · Harrah, OK 73045

$190,000

3 bd · 2.0 ba · 1,702 sqft · SingleFamily public records · 155 Days on market

Built 1995 9,801 sqft lot Est $281k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing location in much coveted, established neighborhood within walking distance to all schools and two parks. This home is well cared for and an opportunity you don't want to miss. Features a lovely decked back yard with an above ground pool, great for entertaining. Open living, dining and kitchen. Updated kitchen appliances, Updated faucets in master bathroom. Storm shelter in the garage floor and monitored security system. The larger living area features a lovely fireplace, book shelves and laminate wood floors. Master bath has separate tub and shower and large wrap around closet. This is one great little house.

Key facts

• Storm shelter
• Cozy fireplace
• 9,801 sq ft lot

Tags

• COZY FIREPLACE
• ABUNDANT CABINET SPACE
• STORM SHELTER
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Storm shelter located in garage floor; Located in Brush Creek Sec 2 addition; Occupied
• Financial info: Current price listed (per listing information)
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required (per listing); Homestead not claimed
• Home design: Single-family residence; Residential property; One-story entry level
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Front porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: In-law plan; Living area on one level; Gas log fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $27 ($326/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (12.2% below list).
• Recommended offer: $167k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clara Reynolds Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 313 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 192 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,734 (12.2% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.88% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $280,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Harrison St	0.00mi	3/2.0	1,702 (0%)	1mo	$182,500	$107	99
866 Harrison St	0.04mi	3/2.0	1,739 (+2%)	2mo	$180,000	$104	93
20649 Brush Creek Blvd	0.17mi	4/2.0 (+1)	1,702 (0%)	2mo	$262,841	$154	86
20645 Brush Creek Blvd	0.16mi	3/2.0	1,618 (-5%)	1mo	$253,702	$157	84
792 Harrison St	0.13mi	3/2.0	1,561 (-8%)	0mo	$267,500	$171	80
20658 Brush Creek Blvd	0.20mi	3/2.0	1,577 (-7%)	0mo	$250,741	$159	78
20657 Brush Creek Blvd	0.19mi	3/2.0	1,504 (-12%)	1mo	$243,532	$162	71
20640 Brush Creek Blvd	0.17mi	3/2.0	1,504 (-12%)	2mo	$249,991	$166	71
20674 Brush Creek Blvd	0.23mi	3/2.0	1,495 (-12%)	1mo	$245,991	$165	68
382 Rock Hollow Rd	0.73mi	3/2.0	1,601 (-6%)	1mo	$275,000	$172	55
20141 Park Ln	0.64mi	3/2.0	1,523 (-10%)	1mo	$281,000	$185	52
20100 Park Ln	0.68mi	4/2.0 (+1)	1,486 (-13%)	1mo	$254,900	$172	42

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-29,046
• Equity at exit: $28,330

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-23,019
• Equity at exit: $16,428

Cash invested: $53,200 (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 73045

• Home prices YoY: -16.9%
• Active inventory: 192
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$996
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $27

Break-even live

Break-even rent $1,633

Max offer price $190,000

Occupancy floor 93%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20635 Penney Ln Harrah, OK	3.0	2.0	1050	$1,450	$1.38	1d	1	0.34mi
20061 Palmer Rd Harrah, OK	3.0	1.5	1111	$1,495	$1.35	1d	1	0.58mi
20150 Park Ln Harrah, OK	3.0	2.0	1464	$1,850	$1.26	19d	1	0.64mi
307 Pleasant Vw Harrah, OK	3.0	2.0	1601	$1,995	$1.25	1d	1	0.74mi
20542 Frontier Pl Harrah, OK	3.0	2.0	1350	$1,600	$1.19	1d	1	1.26mi
20618 Frontier Pl Harrah, OK	3.0	2.0	1298	$1,549	$1.19	10d	1	1.26mi
20849 Landmark Dr Harrah, OK	3.0	2.0	1300	$2,000	$1.54	1d	5	1.35mi
20849 Landmark Cir Unit 15 Harrah, OK	3.0	2.0	1300	$1,400	$1.08	1d	1	1.35mi

Listing history 21 events

1. 2026-05-02
   status Pending
2. 2026-04-13
   status Active
3. 2026-04-05
   status Pending
4. 2026-03-24
   price $190,000
5. 2026-03-15
   status Active
6. 2026-03-15
   status Active
7. 2025-11-21
   price $195,000
8. 2025-10-23
   listed $200,000 Active
9. 2020-09-02
   soldstatus $174,000
10. 2020-09-01
    soldstatus $174,000 Sold 625-char remark

    Show marketing remark (625 chars)

    Amazing location in much coveted, established neighborhood within walking distance to all schools and two parks. This home is well cared for and an opportunity you don't want to miss. Features a lovely decked back yard with an above ground pool, great for entertaining. Open living, dining and kitchen. Updated kitchen appliances, Updated faucets in master bathroom. Storm shelter in the garage floor and monitored security system. The larger living area features a lovely fireplace, book shelves and laminate wood floors. Master bath has separate tub and shower and large wrap around closet. This is one great little house.

11. 2020-07-15
    status Pending 625-char remark

    Show marketing remark (625 chars)

    Amazing location in much coveted, established neighborhood within walking distance to all schools and two parks. This home is well cared for and an opportunity you don't want to miss. Features a lovely decked back yard with an above ground pool, great for entertaining. Open living, dining and kitchen. Updated kitchen appliances, Updated faucets in master bathroom. Storm shelter in the garage floor and monitored security system. The larger living area features a lovely fireplace, book shelves and laminate wood floors. Master bath has separate tub and shower and large wrap around closet. This is one great little house.

12. 2020-07-10
    listed $190,000 Active 625-char remark

    Show marketing remark (625 chars)

    Amazing location in much coveted, established neighborhood within walking distance to all schools and two parks. This home is well cared for and an opportunity you don't want to miss. Features a lovely decked back yard with an above ground pool, great for entertaining. Open living, dining and kitchen. Updated kitchen appliances, Updated faucets in master bathroom. Storm shelter in the garage floor and monitored security system. The larger living area features a lovely fireplace, book shelves and laminate wood floors. Master bath has separate tub and shower and large wrap around closet. This is one great little house.

13. 2018-11-27
    soldstatus $157,900 Sold 675-char remark

    Show marketing remark (675 chars)

    Much coveted, established neighborhood within walking distance to all schools and two parks. This home is well cared for and a real doll house. Features a lovely decked back yard with an above ground pool, great for entertaining. The pool is less then 1 year old. Open living, dining and kitchen. All new kitchen appliances, New faucets in M/B. New stain on deck. New 12 person, monitored security system. The larger living area features a lovely fireplace, book shelves and laminate wood floors thru out except M/A bedroom which will have new carpet installed. M/A bath has separate tub and shower and large wrap around closet. This is one great little house. Easy to show!

14. 2018-11-27
    soldstatus $158,000

    Show marketing remark (675 chars)

    Much coveted, established neighborhood within walking distance to all schools and two parks. This home is well cared for and a real doll house. Features a lovely decked back yard with an above ground pool, great for entertaining. The pool is less then 1 year old. Open living, dining and kitchen. All new kitchen appliances, New faucets in M/B. New stain on deck. New 12 person, monitored security system. The larger living area features a lovely fireplace, book shelves and laminate wood floors thru out except M/A bedroom which will have new carpet installed. M/A bath has separate tub and shower and large wrap around closet. This is one great little house. Easy to show!

15. 2018-10-28
    status Pending 675-char remark

    Show marketing remark (675 chars)

    Much coveted, established neighborhood within walking distance to all schools and two parks. This home is well cared for and a real doll house. Features a lovely decked back yard with an above ground pool, great for entertaining. The pool is less then 1 year old. Open living, dining and kitchen. All new kitchen appliances, New faucets in M/B. New stain on deck. New 12 person, monitored security system. The larger living area features a lovely fireplace, book shelves and laminate wood floors thru out except M/A bedroom which will have new carpet installed. M/A bath has separate tub and shower and large wrap around closet. This is one great little house. Easy to show!

16. 2018-10-21
    listed $161,900 Active 675-char remark

    Show marketing remark (675 chars)

    Much coveted, established neighborhood within walking distance to all schools and two parks. This home is well cared for and a real doll house. Features a lovely decked back yard with an above ground pool, great for entertaining. The pool is less then 1 year old. Open living, dining and kitchen. All new kitchen appliances, New faucets in M/B. New stain on deck. New 12 person, monitored security system. The larger living area features a lovely fireplace, book shelves and laminate wood floors thru out except M/A bedroom which will have new carpet installed. M/A bath has separate tub and shower and large wrap around closet. This is one great little house. Easy to show!

17. 2016-08-01
    soldstatus $149,500
18. 2016-07-22
    soldstatus $149,500 Sold
19. 2016-06-11
    status Pending
20. 2016-06-04
    listed $149,900 Active
21. 1995-05-25
    soldstatus $96,500

ⓘ 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: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $20,008
• − Mortgage interest: −$10,643
• − Property taxes: −$2,574
• − Insurance: −$950
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$5,527
• Taxable loss: −$2,887
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $1,019/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrah, OK
• City population: 11,542
• Population (ZIP): 11,542

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.25%
• Current HPI: 272.5731
• 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

+96.9% since first listed

21 events — show timeline

• 2026-05-02 Pending — MLSOK
• 2026-04-13 Relisted — MLSOK
• 2026-04-05 Pending — MLSOK
• 2026-03-24 Price Changed $190,000 MLSOK
• 2026-03-15 Relisted — MLSOK
• 2026-03-15 Relisted — MLSOK
• 2025-11-21 Price Changed $195,000 MLSOK
• 2025-10-23 Listed $200,000 MLSOK
• 2020-09-02 Sold (Public Records) $174,000 Public Records
• 2020-09-01 Sold (MLS) $174,000 MLSOK
• 2020-07-15 Pending — MLSOK
• 2020-07-10 Listed $190,000 MLSOK
• 2018-11-27 Sold (Public Records) $158,000 Public Records
• 2018-11-27 Sold (MLS) $157,900 MLSOK
• 2018-10-28 Pending — MLSOK
• 2018-10-21 Listed $161,900 MLSOK
• 2016-08-01 Sold (Public Records) $149,500 Public Records
• 2016-07-22 Sold (MLS) $149,500 MLSOK
• 2016-06-11 Pending — MLSOK
• 2016-06-04 Listed $149,900 MLSOK
• 1995-05-25 Sold (Public Records) $96,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,574 · +2.1% YoY. Source: county tax records.