417 E Beech St · Tecumseh, OK 74873

$170,000

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 61 Days on market

Built 1965 9,688 sqft lot Est $147k · 16% over

---

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 +16.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.5/15.0

Listing remarks MLS

HARDWOOD FLOORS that you like & lot of Sq Footage for the $$$.....2nd living area or could be 4th bedroom. Lots of storage including closed in patio. Good size bedrooms and spacious game room can be enjoyed for your family. New interior doors thru out, new paint on some of interior and exterior, new flooring & backsplash in kitchen, storm windows for energy costs. Fenced backyard. Check it out today!!

Key facts

• New stove
• New flooring
• New roof

Tags

• REMODELED HOME
• NEW WINDOWS
• NEW FLOORING
• NEW ROOF
• MARBLE-DESIGN FLOORING
• NEW STOVE

Property features AI

Finance

• Other: Seller is an owner associate; Vacant and ready for occupancy
• Financial info: Financing accepted: Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Security: Below-ground storm shelter
• Utilities: Electricity available; Low E windows
• Home design: Single family residence; One story; Existing property
• Construction: Brick and frame construction; Shingle roof (new 2026)
• Exterior features: Covered porch; Interior lot

Interior

• Kitchen: Free-standing gas oven; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Electric fireplace
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $142k (16.4% below list).
• Recommended offer: $142k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#45 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Barnard Es (282 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $170k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $142,189 (16.4% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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. 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?
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: 0.84% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $147,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 N 1st St	0.05mi	3/1.0	1,392 (-10%)	5mo	$145,000	$104	73
506 N Sharon St	0.30mi	4/1.0 (+1)	1,476 (-5%)	1mo	$155,000	$105	69
420 N 4th St	0.27mi	3/2.0	1,428 (-8%)	12mo	$85,000	$60	64
617 E Washington	0.46mi	3/1.0	1,463 (-6%)	2mo	$139,500	$95	64
303 W Main St	0.65mi	3/2.0	1,574 (+2%)	5mo	$57,500	$37	63
507 Mark St	0.68mi	3/2.0	1,661 (+7%)	1mo	$190,000	$114	55
114 W Beech St	0.31mi	3/1.5	1,350 (-13%)	13mo	$192,000	$142	52
800 E Washington St	0.52mi	4/2.0 (+1)	1,671 (+8%)	11mo	$155,000	$93	49
508 Cottonwood Ln	0.62mi	3/1.5	1,760 (+14%)	1mo	$150,000	$85	46
209 W Park St	0.51mi	2/1.0 (-1)	1,377 (-11%)	7mo	$105,000	$76	43
1100 Foggy Btm	0.67mi	3/2.0	1,316 (-15%)	6mo	$130,000	$99	39
215 E Locust St	0.66mi	2/1.0 (-1)	1,320 (-15%)	10mo	$120,000	$91	27

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.06×
• Total profit: $98,219
• Equity at exit: $153,149

10-year hold

• IRR: 22.7%
• Equity multiple: 6.98×
• Total profit: $284,629
• Equity at exit: $330,273

Cash invested: $47,600 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $89

Break-even live

Break-even rent $1,309

Max offer price $170,000

Occupancy floor 89%

Sensitivity live

Price	-10% $186	-5% $138	+0% $89	+5% $41	+10% $-7
Rent	-10% $-23	-5% $33	+0% $89	+5% $146	+10% $202
Rate	-1.0pp $175	-0.5pp $133	base $89	+0.5pp $45	+1.0pp $1

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-20
   price $170,000
2. 2026-05-06
   price $179,999
3. 2026-04-20
   price $182,000
4. 2026-03-28
   listed $184,500 Active
5. 2019-06-28
   soldstatus $72,000 Sold 412-char remark

   Show marketing remark (412 chars)

   HARDWOOD FLOORS that you like & lot of Sq Footage for the $$$.....2nd living area or could be 4th bedroom. Lots of storage including closed in patio. Good size bedrooms and spacious game room can be enjoyed for your family. New interior doors thru out, new paint on some of interior and exterior, new flooring & backsplash in kitchen, storm windows for energy costs. Fenced backyard. Check it out today!!

6. 2019-06-28
   soldstatus $72,000

   Show marketing remark (412 chars)

   HARDWOOD FLOORS that you like & lot of Sq Footage for the $$$.....2nd living area or could be 4th bedroom. Lots of storage including closed in patio. Good size bedrooms and spacious game room can be enjoyed for your family. New interior doors thru out, new paint on some of interior and exterior, new flooring & backsplash in kitchen, storm windows for energy costs. Fenced backyard. Check it out today!!

7. 2019-05-07
   status Pending 412-char remark

   Show marketing remark (412 chars)

   HARDWOOD FLOORS that you like & lot of Sq Footage for the $$$.....2nd living area or could be 4th bedroom. Lots of storage including closed in patio. Good size bedrooms and spacious game room can be enjoyed for your family. New interior doors thru out, new paint on some of interior and exterior, new flooring & backsplash in kitchen, storm windows for energy costs. Fenced backyard. Check it out today!!

8. 2019-03-29
   listed $79,900 Active 412-char remark

   Show marketing remark (412 chars)

   HARDWOOD FLOORS that you like & lot of Sq Footage for the $$$.....2nd living area or could be 4th bedroom. Lots of storage including closed in patio. Good size bedrooms and spacious game room can be enjoyed for your family. New interior doors thru out, new paint on some of interior and exterior, new flooring & backsplash in kitchen, storm windows for energy costs. Fenced backyard. Check it out today!!

9. 2010-07-22
   historical
10. 2009-07-21
    listed $69,900
11. 1995-12-01
    soldstatus $32,500

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$672/yr (+$56/mo · 78.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $17,063
• − Mortgage interest: −$9,523
• − Property taxes: −$858
• − Insurance: −$850
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,945
• Taxable loss: −$1,843
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,516/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: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Tecumseh

• Score: 70/100
• State rank: #45
• US rank: #8074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, OK
• Population (ZIP): 11,033

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 (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 14.18%
• Current HPI: 286.31
• 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

+423.1% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $170,000 MLSOK
• 2026-05-06 Price Changed $179,999 MLSOK
• 2026-04-20 Price Changed $182,000 MLSOK
• 2026-03-28 Listed $184,500 MLSOK
• 2019-06-28 Sold (Public Records) $72,000 Public Records
• 2019-06-28 Sold (MLS) $72,000 MLSOK
• 2019-05-07 Pending — MLSOK
• 2019-03-29 Listed $79,900 MLSOK
• 2010-07-22 Listing Removed — MLSOK
• 2009-07-21 Listed $69,900 MLSOK
• 1995-12-01 Sold (Public Records) $32,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $858 · +5.3% YoY. Source: county tax records.