804 Harrison St · Pawnee, OK 74058

$50,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 218 Days on market

Built 1925 Est $85k · 41% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Looking for your next investment property or a home to renovate? This 3-bedroom, 1-bathroom house in Pawnee is packed with potential! Built in 1925, this ranch-style home sits on a large lot with a covered porch, offering plenty of charm. Located right on the main drag through Pawnee, this property is in the Pawnee School District and has easy access to US-64—a prime location for a rental, flip, or personal project. - Great investment opportunity - Large lot with room to improve - High-visibility location This property is being sold As-Is, Where-Is, with no repairs or warranties. Perfect for investors or renovators looking for their next project!

Key facts

• Covered porch
• Large lot
• Built 1925

Tags

• COVERED PORCH
• LARGE LOT
• HIGH-VISIBILITY LOCATION
• PAWNEE SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Annual tax approximately $459

Exterior

• Home design: Single-family residence
• Construction: Residential property
• Exterior features: Lot details to be satisfied by buyer; No subdivision

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#116 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Pawnee (rural): math 16% / reading 23% proficiency, ranked #176 of 270 in OK (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $50k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
7. 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.
8. 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: 2.24% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.56%
• DSCR: 3.16
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $84,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Kansas St	0.16mi	3/1.0	1,268 (-3%)	20mo	$58,000	$46	72
410 Denver St	0.47mi	3/2.0	1,268 (-3%)	10mo	$170,000	$134	62
907 5th St	0.42mi	3/1.0	1,456 (+12%)	2mo	$48,000	$33	59
811 Elm St	0.28mi	3/1.0	1,216 (-7%)	22mo	$45,000	$37	58
615 11th St	0.25mi	2/1.0 (-1)	1,456 (+12%)	9mo	$62,500	$43	56
821 Ash St	0.57mi	3/2.0	1,183 (-9%)	1mo	$76,500	$65	53
1016 Pawnee Bill Rd	0.39mi	3/1.5	1,448 (+11%)	22mo	$245,000	$169	43
314 Boulder St	0.63mi	3/1.5	1,456 (+12%)	14mo	$144,500	$99	38
406 Boulder St	0.59mi	2/2.0 (-1)	1,476 (+13%)	6mo	$18,500	$13	37
1506 W 7th St	0.75mi	2/1.5 (-1)	1,176 (-10%)	18mo	$83,000	$71	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.7%
• Equity multiple: 4.01×
• Total profit: $42,104
• Equity at exit: $22,482

10-year hold

• IRR: 53.4%
• Equity multiple: 8.10×
• Total profit: $99,330
• Equity at exit: $34,648

Cash invested: $14,000 (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 74058

• Active inventory: 43
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $566

Break-even live

Break-even rent $404

Max offer price $50,000

Occupancy floor 44%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $50,000 Active 218 DOM
2. 2026-06-17
   days on market $50,000 Active 217 DOM
3. 2026-06-16
   days on market $50,000 Active 216 DOM
4. 2026-06-15
   days on market $50,000 Active 215 DOM
5. 2026-06-13
   days on market $50,000 Active 213 DOM
6. 2026-06-12
   days on market $50,000 Active 212 DOM
7. 2026-06-09
   days on market $50,000 Active 209 DOM
8. 2026-06-08
   days on market $50,000 Active 208 DOM
9. 2026-06-08
   days on market $50,000 Active 207 DOM
10. 2026-06-05
    days on market $50,000 Active 205 DOM
11. 2026-06-04
    days on market $50,000 Active 203 DOM
12. 2026-06-02
    days on market $50,000 Active 202 DOM
13. 2026-06-01
    days on market $50,000 Active 201 DOM
14. 2026-05-31
    days on market $50,000 Active 200 DOM
15. 2025-11-13
    price $50,000
16. 2025-11-12
    listed $65,000 Active
17. 2024-12-31
    historical
18. 2024-01-31
    listed $79,000 Active
19. 2023-04-24
    historical
20. 2022-10-26
    listed $87,000 Active
21. 2022-10-25
    listed $87,000 Active
22. 2006-02-10
    soldstatus $25,000
23. 2006-01-09
    soldstatus $25,000
24. 2005-12-14
    listed $29,500
25. 2001-07-18
    soldstatus $29,500

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$20/yr (+$2/mo · 4.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,449
• − Mortgage interest: −$2,801
• − Property taxes: −$430
• − Insurance: −$250
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$1,455
• Taxable income: $6,362
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $5,271/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: Pawnee
• NCES district ID: 4023610
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 23% ▼ -5.00%
• Median HH income: $39,841
• Composite: 16.5/100
• National rank: #9184
• State rank: #176 of 270 in OK

Livability — Pawnee

• Score: 66/100
• State rank: #116
• US rank: #11883

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawnee, OK
• Population (ZIP): 3,558

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 16% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+69.5% since first listed

11 events — show timeline

• 2025-11-13 Price Changed $50,000 SBOR
• 2025-11-12 Listed $65,000 SBOR
• 2024-12-31 Listing Removed — MLS Technology, Inc.
• 2024-01-31 Listed $79,000 MLS Technology, Inc.
• 2023-04-24 Listing Removed — MLS Technology, Inc.
• 2022-10-26 Listed $87,000 SBOR
• 2022-10-25 Listed $87,000 MLS Technology, Inc.
• 2006-02-10 Sold (MLS) $25,000 MLS Technology, Inc.
• 2006-01-09 Sold (Public Records) $25,000 Public Records
• 2005-12-14 Listed $29,500 MLS Technology, Inc.
• 2001-07-18 Sold (Public Records) $29,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $430 · -2.3% YoY. Source: county tax records.