105 Witteville Rd · Poteau, OK 74953

$139,900

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 27 Days on market

Built 1950 0.51 ac lot Est $193k · 27% under

---

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 +17.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity or for a first time home buyer, this home offers 3 bedrooms and 1 bathroom, sitting on a generous 0.51-acre +/- lot in a great area in town. The yard is partially fenced on two sides, providing a great start for pets or privacy. Inside, you’ll find a comfortable layout perfect for family living or entertaining.

Key facts

• Generous lot
• 0.51 acre lot
• Built 1950

Tags

• GENEROUS LOT
• PARTIALLY FENCED YARD

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; Gravel parking surface
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family house; One story
• Construction: Vinyl siding; Shingle roof; Asphalt roof; Slab foundation; Built as a residence
• Exterior features: Partial fencing; City lot; Level lot; Public maintained road

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Electric water heater; Vinyl flooring
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $107 ($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 $136k (2.8% below list).
• Recommended offer: $136k (2.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#485 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Poteau (town): math 30% / reading 29% proficiency, ranked #68 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poteau Upper Es (math 45% / reading 36%, grade F, #98 of 845 statewide, top 12%, 471 students, 0% FRL); Poteau Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($967 loan paydown + $6k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $32k; list at $140k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,989 (2.8% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $192,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Witteville Rd	0.06mi	3/2.0	1,400 (+2%)	6mo	$176,000	$126	90
109 Woodbine Ave	0.29mi	3/2.0	1,323 (-4%)	1mo	$152,000	$115	79
114 Teakwood Dr	0.29mi	3/2.0	1,320 (-4%)	2mo	$205,000	$155	78
153 Kidd Ln	0.27mi	3/2.0	1,350 (-2%)	12mo	$199,000	$147	74
219 Georgia Pl	0.31mi	3/2.0	1,440 (+4%)	8mo	$190,000	$132	71
120 Redbud Ln	0.35mi	3/2.0	1,483 (+8%)	6mo	$245,000	$165	66
102 Cheyenne St	0.62mi	3/2.0	1,404 (+2%)	6mo	$162,000	$115	63
2514 Witteville Dr	0.33mi	3/2.0	1,544 (+12%)	8mo	$245,000	$159	57
108 Rhonda Ln	0.46mi	4/2.0 (+1)	1,430 (+4%)	13mo	$105,000	$73	57
106 Patrick Ln	0.63mi	3/2.0	1,534 (+11%)	1mo	$220,000	$143	51
103 Bowlin Dr	0.48mi	3/2.0	1,551 (+13%)	11mo	$203,000	$131	47
310 Coggins Ave	0.44mi	3/2.0	1,569 (+14%)	12mo	$220,000	$140	46

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

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.84×
• Total profit: $32,981
• Equity at exit: $72,757

10-year hold

• IRR: 14.9%
• Equity multiple: 3.48×
• Total profit: $97,019
• Equity at exit: $120,480

Cash invested: $39,172 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 137
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $107

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 87%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $139,900 Active 27 DOM
2. 2026-06-17
   days on market $139,900 Active 26 DOM
3. 2026-06-16
   days on market $139,900 Active 25 DOM
4. 2026-06-15
   days on market $139,900 Active 24 DOM
5. 2026-06-13
   days on market $139,900 Active 22 DOM
6. 2026-06-12
   days on market $139,900 Active 21 DOM
7. 2026-06-09
   days on market $139,900 Active 18 DOM
8. 2026-06-08
   days on market $139,900 Active 17 DOM
9. 2026-06-08
   days on market $139,900 Active 16 DOM
10. 2026-06-07
    days on market $139,900 Active 15 DOM
11. 2026-06-04
    days on market $139,900 Active 12 DOM
12. 2026-06-02
    days on market $139,900 Active 11 DOM
13. 2026-06-01
    days on market $139,900 Active 10 DOM
14. 2026-05-31
    days on market $139,900 Active 9 DOM
15. 2026-05-22
    listed $139,900 Active
16. 2025-09-11
    listed $158,000 Active
17. 2007-11-01
    soldstatus $32,000
18. 2003-01-31
    soldstatus $30,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,319
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$4,070
• Taxable loss: −$997
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,529/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: Poteau
• NCES district ID: 4024870
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $42,165
• Composite: 25.05/100
• National rank: #7546
• State rank: #68 of 270 in OK

Livability — Poteau

• Score: 57/100
• State rank: #485
• US rank: #22172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteau, OK
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+366.3% since first listed

4 events — show timeline

• 2026-05-22 Listed $139,900 WRVBOR
• 2025-09-11 Listed $158,000 WRVBOR
• 2007-11-01 Sold (Public Records) $32,000 Public Records
• 2003-01-31 Sold (Public Records) $30,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $268 · +4.7% YoY. Source: county tax records.