1202 Mark St · Shawnee, OK 74801

$150,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 57 Days on market

Built 1960 7,993 sqft lot Est $120k · 25% over

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Why this score? — see what drove the F 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 +13.3/30.0
• DSCR +4.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

This move-in-ready 4 bedroom home in Shawnee has been beautifully refreshed with new flooring, paint, and trim throughout, offering a clean and modern aesthetic from the moment you step inside. The heart of the home is the updated kitchen, which boasts freshly painted cabinetry, sleek quartz countertops, and a convenient breakfast bar area perfect for morning coffee or casual dining. Curb appeal abounds with a newly painted exterior and a charming covered front porch that invites you to relax and enjoy the neighborhood. Whether you are looking for your first home or a solid addition to your rental portfolio, this stylish and affordable property is a must-see.

Key facts

• Quartz countertops
• New flooring
• Updated kitchen

Tags

• NEW FLOORING
• UPDATED KITCHEN
• FRESHLY PAINTED CABINETRY
• QUARTZ COUNTERTOPS
• BREAKFAST BAR
• NEWLY PAINTED EXTERIOR

Property features AI

Finance

• Other: Living area reported as 1,200 (assessor)
• Financial info: Listing accepts Cash, Conventional, FHA or VA financing; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One-story; Residential, existing property; Located in Thompson Heights; Homestead exempt
• Construction: Frame construction; Composition roof; Built on a conventional foundation
• Exterior features: Covered porch; Interior lot

Interior

• Kitchen: Free-standing electric range/oven
• Bedrooms: 4 bedrooms (all on one level)
• Bathrooms: 1 full bathroom
• Interior features: One living area; One dining area; No fireplace
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $0 ($-2/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (23.5% below list).
• Recommended offer: $115k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Shawnee — 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 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Shawnee (town): math 11% / reading 17% proficiency, ranked #238 of 270 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shawnee Ec Ctr (384 students, 0% FRL); Shawnee Hs (math 16% / reading 35%, grade F, #142 of 447 statewide, top 32%, 987 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 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 $4k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $150k implies a 62% gain — meaningful room to come down on a strong offer.

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 $114,722 (23.5% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $119,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 Laverne Ave	0.22mi	3/1.0	936 (0%)	6mo	$142,000	$152	85
1233 N Sherry Ln	0.17mi	3/1.0	896 (-4%)	2mo	$115,000	$128	83
1310 Sherry Ln	0.05mi	2/1.0 (-1)	960 (+3%)	9mo	$115,000	$120	81
1219 Monroe Dr	0.33mi	3/1.0	926 (-1%)	5mo	$105,000	$113	79
24 Seneca Dr	0.34mi	3/1.0	972 (+4%)	3mo	$145,000	$149	75
1223 E Rose Dr	0.38mi	3/1.0	980 (+5%)	3mo	$118,500	$121	72
1419 Laverne Ave	0.27mi	3/1.0	999 (+7%)	9mo	$142,500	$143	68
901 N Patchin Ave	0.29mi	2/1.5 (-1)	1,000 (+7%)	8mo	$44,000	$44	62
1320 E Margaret St	0.62mi	3/2.0	951 (+2%)	7mo	$156,000	$164	59
1322 E Margaret St	0.62mi	2/2.0 (-1)	951 (+2%)	3mo	$150,000	$158	57
1416 N Mckinley Ave	0.40mi	3/1.0	1,076 (+15%)	4mo	$134,900	$125	53
719 N Pennsylvania Ave	0.71mi	2/1.0 (-1)	988 (+6%)	4mo	$47,500	$48	49

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-24,586
• Equity at exit: $22,365

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-22,523
• Equity at exit: $12,969

Cash invested: $42,000 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-0

Break-even live

Break-even rent $1,147

Max offer price $149,974

Occupancy floor 95%

Sensitivity live

Price	-10% $85	-5% $42	+0% $0	+5% $-43	+10% $-85
Rent	-10% $-91	-5% $-45	+0% $0	+5% $45	+10% $90
Rate	-1.0pp $75	-0.5pp $38	base $0	+0.5pp $-39	+1.0pp $-79

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	5d	2	0.21mi

Listing history 5 events

1. 2026-05-15
   price $150,000
2. 2026-05-01
   price $165,000
3. 2026-03-31
   listed $175,000 Active
4. 2026-03-24
   soldstatus $92,500
5. 1996-04-29
   soldstatus $35,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$662/yr (+$55/mo · 96.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,767
• − Mortgage interest: −$8,402
• − Property taxes: −$688
• − Insurance: −$750
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$4,364
• Taxable loss: −$2,640
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $632/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: Shawnee
• NCES district ID: 4027570
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $32,128
• Composite: 11.21/100
• National rank: #9724
• State rank: #238 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OK
• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• Metro: Shawnee, 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

+328.6% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $150,000 MLSOK
• 2026-05-01 Price Changed $165,000 MLSOK
• 2026-03-31 Listed $175,000 MLSOK
• 2026-03-24 Sold (Public Records) $92,500 Public Records
• 1996-04-29 Sold (Public Records) $35,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $688 · +4.2% YoY. Source: county tax records.