207 E Beech St · Tecumseh, OK 74873

$129,900

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 2 Days on market

Built 1965 0.26 ac lot Est $131k · at est.

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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 +19.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This house is in mint condition - real doll house, new carpet & paint, great laundry room w/window, great backyard, new storage shed.

Key facts

• Clean modern feel
• Move in ready
• Huge lot

Tags

• MOVE IN READY
• HUGE LOT
• OUTDOOR LIVING
• CLEAN MODERN FEEL

Property features AI

Finance

• Other: Living area reported as 1,016 (assessor); Property listed as residential; Legal addition: Outcelts; Storm shelter: None
• Financial info: Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 1-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One level; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot; No exterior special features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $120k (7.6% below list).
• Recommended offer: $120k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.9% in Tecumseh — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 100 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

• In year one you build about $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $64k; list at $130k implies a 103% 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 $120,000 (7.6% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $131,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Robin Ln	0.15mi	3/1.0	988 (-3%)	2mo	$107,000	$108	87
623 N 4th St	0.04mi	3/1.5	1,131 (+11%)	2mo	$168,000	$149	76
212 E Beech St	0.04mi	3/2.0	1,152 (+13%)	6mo	$130,000	$113	67
209 N Rangeline St	0.42mi	3/1.0	946 (-7%)	4mo	$25,000	$26	66
702 E Washington St	0.57mi	3/1.0	1,006 (-1%)	8mo	$130,000	$129	65
416 E Washington St	0.47mi	3/1.0	1,092 (+8%)	1mo	$73,250	$67	64
623 N 2nd St	0.14mi	2/1.0 (-1)	892 (-12%)	7mo	$129,900	$146	63
707 E Washington St	0.57mi	3/1.0	957 (-6%)	9mo	$128,000	$134	56
414 N 1st St	0.25mi	2/1.0 (-1)	896 (-12%)	11mo	$122,500	$137	55
404 S 6th St	0.73mi	3/2.0	1,035 (+2%)	9mo	$125,000	$121	51
403 N 8th St	0.40mi	3/1.5	1,140 (+12%)	12mo	$130,000	$114	49
601 W Main St	0.69mi	2/2.0 (-1)	864 (-15%)	9mo	$120,000	$139	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: 27.6%
• Equity multiple: 3.19×
• Total profit: $79,695
• Equity at exit: $117,024

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $227,547
• Equity at exit: $252,367

Cash invested: $36,372 (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: 100
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $141

Break-even live

Break-even rent $1,021

Max offer price $129,900

Occupancy floor 83%

Sensitivity live

Price	-10% $215	-5% $178	+0% $141	+5% $104	+10% $68
Rent	-10% $46	-5% $94	+0% $141	+5% $188	+10% $236
Rate	-1.0pp $206	-0.5pp $174	base $141	+0.5pp $107	+1.0pp $73

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Rangeline St Tecumseh, OK	3.0	1.0	1000	$1,200	$1.20	11d	1	0.42mi

Listing history 8 events

1. 2026-05-21
   listed $129,900 Active
2. 2011-05-27
   soldstatus $64,000
3. 2011-05-24
   soldstatus $64,000 137-char remark

   Show marketing remark (137 chars)

   This house is in mint condition - real doll house, new carpet & paint, great laundry room w/window, great backyard, new storage shed.

4. 2011-01-14
   listed $67,500 137-char remark

   Show marketing remark (137 chars)

   This house is in mint condition - real doll house, new carpet & paint, great laundry room w/window, great backyard, new storage shed.

5. 2010-04-26
   soldstatus $60,000
6. 2010-01-05
   soldstatus $35,000
7. 1998-05-07
   soldstatus $42,500
8. 1996-07-05
   soldstatus $32,000

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$310/yr (+$26/mo · 36.1%)

ⓘ 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 ≥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: $14,400
• − Mortgage interest: −$7,276
• − Property taxes: −$859
• − Insurance: −$650
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,779
• Taxable loss: −$468
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $1,805/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

+305.9% since first listed

8 events — show timeline

• 2026-05-21 Listed $129,900 MLSOK
• 2011-05-27 Sold (Public Records) $64,000 Public Records
• 2011-05-24 Sold (MLS) $64,000 MLSOK
• 2011-01-14 Listed $67,500 MLSOK
• 2010-04-26 Sold (Public Records) $60,000 Public Records
• 2010-01-05 Sold (Public Records) $35,000 Public Records
• 1998-05-07 Sold (Public Records) $42,500 Public Records
• 1996-07-05 Sold (Public Records) $32,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $859 · +6.8% YoY. Source: county tax records.