505 W Harrison St · Maud, OK 74854

$110,000

3 bd · 1.0 ba · 1,478 sqft · SingleFamily public records · 7 Days on market

Built 1960 8,999 sqft lot Est $151k · 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• Appreciation +6.2/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

well maintained home, with abundance of natural light. Floor plan is open for ease of living. Large back yard offering plenty of room for most any outdoor fun. Detached shop with a built in air compressor and abundance of room for storage and working on your projects. Bonus room could be third bedroom or gathering space depending on your wants or needs. Interior and exterior has been freshly painted, new flooring is purchased just waiting for installation.

Key facts

• Open floor plan
• Natural light
• Bonus room

Tags

• NATURAL LIGHT
• OPEN FLOOR PLAN
• LARGE BACK YARD
• DETACHED SHOP
• BUILT IN AIR COMPRESSOR
• BONUS ROOM

Property features AI

Finance

• Other: Property is existing (not new construction)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Security: Below-ground storm shelter
• Utilities: Public utilities
• Home design: Single family residence; One-level property; Residential property
• Construction: Brick and frame construction; Composition roof; Conventional foundation
• Exterior features: Outbuildings; Storage; Workshop; Interior lot

Interior

• Kitchen: Free-standing gas range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central gas cooling/heating
• Interior features: Dishwasher, Microwave, Refrigerator; Washer/Dryer included; No fireplace
• Laundry & utility: Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 63/100 on livability (#204 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Maud (rural): math 10% / reading 15% proficiency, ranked #483 of 513 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Maud Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 187 students, 0% FRL); Maud Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 83 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 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 $3k of equity ($761 loan paydown + $3k appreciation (2.5% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $110,000

Questions for the listing agent

1. Built in 1960 — 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $150,756
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 W Harrison St	0.33mi	3/2.0	1,500 (+2%)	7mo	$20,000	$13	72
303 E Elm	0.70mi	3/2.0	1,482 (+0%)	8mo	$170,000	$115	57
507 Jerry Lane St	0.40mi	3/2.0	1,395 (-6%)	16mo	$175,000	$125	55
425 S Hodge St	0.61mi	3/2.0	1,430 (-3%)	16mo	$77,000	$54	49
518 S Oxford St	0.65mi	3/2.0	1,332 (-10%)	8mo	$135,700	$102	42
30235 Johnson Rd	0.67mi	3/2.0	1,320 (-11%)	9mo	$270,000	$205	40
520 S Bdwy St	0.70mi	3/1.0	1,329 (-10%)	14mo	$75,000	$56	39

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

Projected returns pro-forma

2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.66×
• Total profit: $20,213
• Equity at exit: $46,119

10-year hold

• IRR: 14.3%
• Equity multiple: 3.01×
• Total profit: $61,857
• Equity at exit: $68,578

Cash invested: $30,800 (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 74854

• Home prices YoY: 0.8%
• Active inventory: 15
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $158

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 81%

Sensitivity live

Price	-10% $234	-5% $196	+0% $158	+5% $120	+10% $82
Rent	-10% $66	-5% $112	+0% $158	+5% $204	+10% $250
Rate	-1.0pp $214	-0.5pp $186	base $158	+0.5pp $130	+1.0pp $101

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   listed $110,000 Active
2. 2026-04-10
   soldstatus $75,000

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,952
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,200
• Taxable income: $158
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $1,862/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: Maud
• NCES district ID: 4019290
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $40,416
• Composite: 14.32/100
• National rank: #14429
• State rank: #483 of 513 in OK

Livability — Maud

• Score: 63/100
• State rank: #204
• US rank: #15222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maud, OK
• Population (ZIP): 1,833

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 (71%)
• Race & ethnicity: White 71% Native American 16% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Scottish 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 2.45%
• Current HPI: 290.0965
• 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

+46.7% since first listed

2 events — show timeline

• 2026-05-19 Listed $110,000 MLSOK
• 2026-04-10 Sold (Public Records) $75,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $177 · +4.1% YoY. Source: county tax records.