503 Ash St · Pawnee, OK 74058

$71,500

1 bd · 1.0 ba · 640 sqft · SingleFamily · 2 Days on market

Built 2024 1.29 ac lot ↓ 20% since listing

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

This home is a great starter home. Built in 2024 this one-bedroom home has. Extra insulation, mini-Split and tankless hot water system add energy efficiency. Vaulted ceilings and interior pocket doors add to the well planned use of space. This home could be converted into a 2 bedroom. The 1.29 acres provides additional space for other desired new construction. Simple is best, if not better. Shown by appointment.

Key facts

• Extra insulation
• 1.29 acres
• Vaulted ceilings

Tags

• EXTRA INSULATION
• MINI-SPLIT
• TANKLESS HOT WATER SYSTEM
• VAULTED CEILINGS
• INTERIOR POCKET DOORS
• 1.29 ACRES

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; North-facing
• Construction: Metal roof; Aluminum siding; Wood frame construction; Year built source: Owner reported
• Exterior features: Second residence on property; No additional exterior features listed; Rolling slope lot

Interior

• Kitchen: Cooktop; Oven; Dishwasher; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Vaulted ceilings; Laminate counters; Vinyl windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($779 rent vs $72k).

Location & tenants

• Location reads 66/100 on livability (#116 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Pawnee (rural): math 16% / reading 23% proficiency, ranked #176 of 270 in OK (top 65%) — 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: 43 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($494 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $71,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $20,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Elm St	0.37mi	2/1.0 (+1)	624 (-2%)	4mo	$20,000	$32	70

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: 14.3%
• Equity multiple: 1.82×
• Total profit: $16,328
• Equity at exit: $32,149

10-year hold

• IRR: 16.1%
• Equity multiple: 3.37×
• Total profit: $47,359
• Equity at exit: $49,546

Cash invested: $20,020 (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 74058

• Active inventory: 43
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $779 medium
• Mortgage (P&I): −$375
• Tax est. 1.5%: −$89 /mo · $1,072/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $121

Break-even live

Break-even rent $625

Max offer price $71,500

Occupancy floor 79%

Sensitivity live

Price	-10% $170	-5% $146	+0% $121	+5% $96	+10% $72
Rent	-10% $59	-5% $90	+0% $121	+5% $152	+10% $182
Rate	-1.0pp $157	-0.5pp $139	base $121	+0.5pp $102	+1.0pp $84

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: $17,875
• Closing costs: $2,145
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $71,500 Active 2 DOM
2. 2026-06-21
   days on marketlisting id $71,500 Active 1 DOM
3. 2026-06-17
   days on market $71,500 Active 167 DOM
4. 2026-06-16
   days on market $71,500 Active 166 DOM
5. 2026-06-15
   days on market $71,500 Active 165 DOM
6. 2026-06-13
   days on market $71,500 Active 163 DOM
7. 2026-06-12
   days on market $71,500 Active 162 DOM
8. 2026-06-09
   days on market $71,500 Active 159 DOM
9. 2026-06-08
   days on market $71,500 Active 158 DOM
10. 2026-06-08
    days on market $71,500 Active 157 DOM
11. 2026-06-05
    days on market $71,500 Active 155 DOM
12. 2026-06-04
    days on market $71,500 Active 153 DOM
13. 2026-06-02
    days on market $71,500 Active 152 DOM
14. 2026-06-01
    days on market $71,500 Active 151 DOM
15. 2026-05-31
    days on market $71,500 Active 150 DOM
16. 2026-04-28
    price $71,500
17. 2026-01-01
    listed $75,000 Active
18. 2025-12-31
    historical
19. 2025-12-13
    price $75,000
20. 2025-08-27
    price $84,000
21. 2025-07-29
    listed $89,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,343
• − Mortgage interest: −$4,005
• − Property taxes: −$1,072
• − Insurance: −$358
• − Repairs & maintenance: −$747
• − Management: −$747
• − Depreciation: −$2,080
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $1,372/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: Pawnee
• NCES district ID: 4023610
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 23% ▼ -5.00%
• Median HH income: $39,841
• Composite: 16.5/100
• National rank: #9184
• State rank: #176 of 270 in OK

Livability — Pawnee

• Score: 66/100
• State rank: #116
• US rank: #11883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawnee, OK
• Population (ZIP): 3,558

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 16% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-19.7% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $71,500 MLS Technology, Inc.
• 2026-01-01 Listed $75,000 MLS Technology, Inc.
• 2025-12-31 Listing Removed — MLS Technology, Inc.
• 2025-12-13 Price Changed $75,000 MLS Technology, Inc.
• 2025-08-27 Price Changed $84,000 MLS Technology, Inc.
• 2025-07-29 Listed $89,000 MLS Technology, Inc.