302 W Avenue St E · Heavener, OK 74937

$89,000

5 bd · 3.0 ba · 2,782 sqft · SingleFamily public records · 223 Days on market

Built 1913 6,874 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

What a deal! This spacious home offers an incredible amount of living area and charm for the price. The main level features an open, easy-flow layout connecting the living room, dining room, kitchen, and family room—together totaling nearly 900 sq. ft. of connected gathering space. Beautiful wood floors add warmth throughout. Also on the main floor are two bedrooms, a 9.5 x 13 bonus room, and a large utility room that doubles as a pantry with generous built-in cupboard storage. The enclosed front porch provides even more functional space and would make an excellent mudroom or additional storage area. The large main-level bathroom includes a jet tub, a separate shower with built-in sea

Key facts

• Jet tub
• Clawfoot tub
• Enclosed front porch

Tags

• OPEN EASY-FLOW LAYOUT
• BEAUTIFUL WOOD FLOORS
• ENCLOSED FRONT PORCH
• LARGE UTILITY ROOM
• JET TUB
• CLAWFOOT TUB

Property features AI

Exterior

• Parking: Attached carport; 3 covered parking spaces; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Single family house; Two levels / 2 stories; Property listed as fixer
• Construction: Cedar, stucco, and vinyl siding exterior; Shingle roof
• Exterior features: Covered, enclosed deck/patio; Deck; Covered patio/porch; Back yard fencing; Privacy wood fence; Storage structure

Interior

• Kitchen: Eat-in kitchen; Tile counters
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Tile countertops; Wood burning stove
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#354 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Heavener (town): math 14% / reading 23% proficiency, ranked #200 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heavener Es (math 14% / reading 23%, grade F, #530 of 845 statewide, top 63%, 577 students, 0% FRL); Heavener Hs (math 12% / reading 22%, grade F, #314 of 447 statewide, top 72%, 310 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 43 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 $9k of equity ($615 loan paydown + $9k appreciation (9.9% 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 (9.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($78k) 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 $55k; list at $89k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1913 — 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: 1.48% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.59%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 4.18×
• Total profit: $79,271
• Equity at exit: $79,775

10-year hold

• IRR: 36.2%
• Equity multiple: 9.38×
• Total profit: $208,764
• Equity at exit: $171,610

Cash invested: $24,920 (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 74937

• Home prices YoY: 3.9%
• Active inventory: 43
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $490

Break-even live

Break-even rent $697

Max offer price $89,000

Occupancy floor 58%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $89,000 Active 223 DOM
2. 2026-06-17
   days on market $89,000 Active 222 DOM
3. 2026-06-16
   days on market $89,000 Active 221 DOM
4. 2026-06-15
   days on market $89,000 Active 220 DOM
5. 2026-06-13
   days on market $89,000 Active 218 DOM
6. 2026-06-12
   days on market $89,000 Active 217 DOM
7. 2026-06-09
   days on market $89,000 Active 214 DOM
8. 2026-06-08
   days on market $89,000 Active 213 DOM
9. 2026-06-08
   days on market $89,000 Active 212 DOM
10. 2026-06-05
    days on market $89,000 Active 210 DOM
11. 2026-06-04
    days on market $89,000 Active 208 DOM
12. 2026-06-02
    days on market $89,000 Active 207 DOM
13. 2026-06-01
    days on market $89,000 Active 206 DOM
14. 2026-05-31
    days on market $89,000 Active 205 DOM
15. 2026-05-04
    status Active
16. 2025-11-03
    listed $89,000 Active
17. 2022-08-01
    soldstatus $55,000
18. 2006-05-24
    soldstatus $63,000
19. 2000-09-07
    soldstatus $63,500

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$240/yr (+$20/mo · 42.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥113°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,804
• − Mortgage interest: −$4,985
• − Property taxes: −$561
• − Insurance: −$445
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,589
• Taxable income: $4,695
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $4,751/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: Heavener
• NCES district ID: 4014160
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 23% ▼ -4.00%
• Median HH income: $32,029
• Composite: 14.92/100
• National rank: #9370
• State rank: #200 of 270 in OK

Livability — Heavener

• Score: 60/100
• State rank: #354
• US rank: #19062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Heavener, OK
• Population (ZIP): 5,185

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 12% Native American 11%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 17%

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: ▲ 9.94%
• Current HPI: 267.2382
• 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

+40.2% since first listed

5 events — show timeline

• 2026-05-04 Relisted — WRVBOR
• 2025-11-03 Listed $89,000 WRVBOR
• 2022-08-01 Sold (Public Records) $55,000 Public Records
• 2006-05-24 Sold (Public Records) $63,000 Public Records
• 2000-09-07 Sold (Public Records) $63,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $561 · +5.3% YoY. Source: county tax records.