827 W Bdwy Ave · McLoud, OK 74851

$140,000

4 bd · 1.0 ba · 1,460 sqft · SingleFamily · 286 Days on market

Built 1930 7,000 sqft lot Est $182k · 23% 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 +12.4/30.0
• Appreciation +5.3/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Very unique structure with Victorian two story design. Property is being sold in as is condition. Seller will not be responsible for any repairs. There is a tenant occupyng the property at this time..

Key facts

• Full bathroom
• Tub and shower combo
• Ample extra storage

Tags

• AMPLE EXTRA STORAGE
• FULL BATHROOM
• TUB AND SHOWER COMBO
• LARGE VERSATILE LIVING ROOM
• SPACIOUS MASTER BEDROOM
• RESTAURANTS AND SHOPPING

Property features AI

Finance

• Other: Homestead: no; Located in the McLoud addition
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Two-story single-family home; Residential property, existing build
• Construction: Frame construction; Composition roof; Conventional foundation; Built status: existing
• Exterior features: Interior lot; No exterior special features listed

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$182,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-23 ($-274/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.6% below list).
• Recommended offer: $120k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in McLoud — 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 (#205 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Mcloud (rural): math 13% / reading 19% proficiency, ranked #201 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mcloud Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 214 students, 0% FRL); Mcloud Hs (math 12% / reading 27%, grade F, #296 of 447 statewide, top 67%, 509 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($968 loan paydown + $710 appreciation (0.5% local appreciation)).
• 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 286 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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 $39k; list at $140k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,582 (14.6% 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 286 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $182,500
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 S 10th St	0.09mi	3/2.0 (-1)	1,465 (+0%)	14mo	$140,000	$96	74
117 S 7th St	0.13mi	3/1.0 (-1)	1,452 (-0%)	22mo	$220,000	$152	70
125 Folsom Dr	0.26mi	4/1.5	1,398 (-4%)	22mo	$133,780	$96	60
129 Folsom Dr	0.29mi	3/1.5 (-1)	1,376 (-6%)	20mo	$182,000	$132	53
121 S 8th St	0.09mi	3/1.0 (-1)	1,654 (+13%)	19mo	$98,000	$59	53
407 Jarman Dr	0.29mi	3/1.5 (-1)	1,248 (-14%)	4mo	$169,900	$136	52
309 Jarman Cir	0.24mi	3/1.5 (-1)	1,261 (-14%)	23mo	$158,000	$125	40

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

Projected returns pro-forma

0.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-2,157
• Equity at exit: $44,240

10-year hold

• IRR: 4.1%
• Equity multiple: 1.47×
• Total profit: $18,586
• Equity at exit: $56,133

Cash invested: $39,200 (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 74851

• Home prices YoY: 0.2%
• Active inventory: 140
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-23

Break-even live

Break-even rent $1,225

Max offer price $136,699

Occupancy floor 97%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Thomas Blvd McLoud, OK	3.0	1.5	1192	$1,195	$1.00	17d	1	0.20mi
420 Sycamore Landing Blvd McLoud, OK	1.0–4.0	1.0–2.0	923	$1,200	$1.30	1d	1	0.78mi

Listing history 21 events

1. 2026-06-19
   days on market $140,000 Active 286 DOM
2. 2026-06-18
   days on market $140,000 Active 285 DOM
3. 2026-06-17
   days on market $140,000 Active 284 DOM
4. 2026-06-16
   days on market $140,000 Active 283 DOM
5. 2026-06-15
   days on market $140,000 Active 282 DOM
6. 2026-06-14
   days on market $140,000 Active 280 DOM
7. 2026-06-12
   days on market $140,000 Active 279 DOM
8. 2026-06-09
   days on market $140,000 Active 276 DOM
9. 2026-06-08
   days on market $140,000 Active 275 DOM
10. 2026-06-07
    days on market $140,000 Active 274 DOM
11. 2026-06-05
    days on market $140,000 Active 271 DOM
12. 2026-06-02
    days on market $140,000 Active 269 DOM
13. 2026-06-01
    days on market $140,000 Active 268 DOM
14. 2026-05-31
    days on market $140,000 Active 267 DOM
15. 2026-05-30
    days on market $140,000 Active 266 DOM
16. 2025-11-02
    status Active
17. 2025-10-22
    status Pending
18. 2025-08-26
    listed $140,000 Active
19. 2021-12-15
    soldstatus $39,000 Sold 203-char remark

    Show marketing remark (203 chars)

    Very unique structure with Victorian two story design. Property is being sold in as is condition. Seller will not be responsible for any repairs. There is a tenant occupyng the property at this time..

20. 2021-11-03
    status Pending 203-char remark

    Show marketing remark (203 chars)

    Very unique structure with Victorian two story design. Property is being sold in as is condition. Seller will not be responsible for any repairs. There is a tenant occupyng the property at this time..

21. 2021-11-02
    listed $40,000 Active 203-char remark

    Show marketing remark (203 chars)

    Very unique structure with Victorian two story design. Property is being sold in as is condition. Seller will not be responsible for any repairs. There is a tenant occupyng the property at this time..

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

Taxation est. · year 1

• Rental income: $14,350
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$4,073
• Taxable loss: −$2,661
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $365/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: Mcloud
• NCES district ID: 4019560
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $51,519
• Composite: 14.72/100
• National rank: #9398
• State rank: #201 of 270 in OK

Livability — McLoud

• Score: 63/100
• State rank: #205
• US rank: #15244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McLoud, OK
• City population: 11,161
• Population (ZIP): 11,161

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 (69%)
• Race & ethnicity: White 69% Two or more races 13% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Asian/Pacific 1% German/W. Germanic 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: ▲ 0.51%
• Current HPI: 310.5251
• 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

+250.0% since first listed

6 events — show timeline

• 2025-11-02 Relisted — MLSOK
• 2025-10-22 Pending — MLSOK
• 2025-08-26 Listed $140,000 MLSOK
• 2021-12-15 Sold (MLS) $39,000 MLSOK
• 2021-11-03 Pending — MLSOK
• 2021-11-02 Listed $40,000 MLSOK