824 N Union Ave · Shawnee, OK 74801

$107,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 61 Days on market

Built 1930 9,378 sqft lot Est $105k · 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +6.8/15.0
• 1% rule +5.2/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Back on the market at no fault of seller! “Charming Home on Oversized Lot with Creek Views & Major Updates Already Done. ” Built in 1930, this well-maintained home offers 1,134 sq ft, 2 bedrooms, 1 bath, and a versatile bonus room—ideal for a home office, hobby space, or added functionality. The inviting front porch creates an immediate sense of comfort, perfect for quiet mornings or evenings. Step outside and you’ll find what truly makes this property stand out: A large 9,378 sq ft lot, well-manicured, shaded by mature pecan trees, with a creek just south of the property—creating a peaceful, natural backdrop that’s hard to find at this price point.

Key facts

• Creek views
• Mature pecan trees
• Inviting front porch

Tags

• OVERSIZED LOT
• CREEK VIEWS
• VERSATILE BONUS ROOM
• INVITING FRONT PORCH
• WELL MANICURED
• MATURE PECAN TREES

Property features AI

Finance

• Other: Homestead status claimed
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Residential property
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing property)
• Exterior features: Outbuildings; Creek on the lot

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.9% in Shawnee — 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 (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Shawnee (town): math 11% / reading 17% proficiency, ranked #238 of 270 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Es (math 7% / reading 9%, grade F, #740 of 845 statewide, top 88%, 293 students, 0% FRL); Shawnee Hs (math 16% / reading 35%, grade F, #142 of 447 statewide, top 32%, 987 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 61 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $105,462
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 E Wallace St	0.22mi	3/1.5	1,145 (+1%)	3mo	$107,000	$93	84
902 N Beard Ave	0.22mi	3/2.0	1,056 (-7%)	1mo	$160,900	$152	73
1416 N Mckinley Ave	0.46mi	3/1.0	1,076 (-5%)	4mo	$134,900	$125	67
1028 E Chandler St	0.59mi	3/1.5	1,180 (+4%)	2mo	$129,000	$109	62
1539 N Pennsylvania Ave	0.68mi	3/1.0	1,086 (-4%)	3mo	$129,000	$119	59
907 N Mckinley Ave	0.48mi	2/2.0 (-1)	1,086 (-4%)	4mo	$99,000	$91	58
635 W Ford St	0.72mi	3/1.0	1,088 (-4%)	2mo	$140,000	$129	58
706 N Louisa Ave	0.46mi	2/1.0 (-1)	1,229 (+8%)	3mo	$43,500	$35	57
719 N Pennsylvania Ave	0.38mi	2/1.0 (-1)	988 (-13%)	4mo	$47,500	$48	52
1505 N Louisa Ave	0.68mi	2/1.0 (-1)	1,056 (-7%)	2mo	$24,900	$24	50
619 N Chapman Ave	0.68mi	2/2.0 (-1)	1,182 (+4%)	3mo	$81,500	$69	50
607 W Poplar St	0.73mi	3/2.0	1,216 (+7%)	1mo	$45,000	$37	49

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,389
• Equity at exit: $15,954

10-year hold

• IRR: 7.4%
• Equity multiple: 1.55×
• Total profit: $16,466
• Equity at exit: $9,251

Cash invested: $29,960 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$561
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $239

Break-even live

Break-even rent $791

Max offer price $107,000

Occupancy floor 73%

Sensitivity live

Price	-10% $299	-5% $269	+0% $239	+5% $208	+10% $50
Rent	-10% $152	-5% $195	+0% $239	+5% $282	+10% $325
Rate	-1.0pp $293	-0.5pp $266	base $239	+0.5pp $211	+1.0pp $183

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	5d	1	0.41mi
414 N Aydelotte Ave Shawnee, OK	2.0	2.0	864	$1,250	$1.45	5d	1	0.81mi
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	5d	2	0.82mi
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	21d	1	0.89mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	5d	1	1.18mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$898	$0.92	24d	5	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $107,000 Active 61 DOM
2. 2026-06-19
   days on market $107,000 Active 59 DOM
3. 2026-06-18
   days on market $107,000 Active 58 DOM
4. 2026-06-17
   days on market $107,000 Active 57 DOM
5. 2026-06-16
   days on market $107,000 Active 56 DOM
6. 2026-06-15
   days on market $107,000 Active 55 DOM
7. 2026-06-14
   days on market $107,000 Active 53 DOM
8. 2026-06-12
   days on market $107,000 Active 52 DOM
9. 2026-06-09
   days on market $107,000 Active 49 DOM
10. 2026-06-08
    days on market $107,000 Active 48 DOM
11. 2026-06-07
    days on market $107,000 Active 47 DOM
12. 2026-06-05
    days on market $107,000 Active 44 DOM
13. 2026-06-03
    pricestatus $107,000 Active 42 DOM
14. 2026-05-05
    status Pending
15. 2026-03-18
    listed $105,000 Active

ⓘ 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: $229 · $19/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$734/yr (+$61/mo · 320.5%)

ⓘ 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 4/10 Moderate
• 🌡 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: $13,116
• − Mortgage interest: −$5,994
• − Property taxes: −$229
• − Insurance: −$535
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,113
• Taxable income: $1,147
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,589/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: Shawnee
• NCES district ID: 4027570
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $32,128
• Composite: 11.21/100
• National rank: #9724
• State rank: #238 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OK
• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

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 (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• Metro: Shawnee, OK
• 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

2 events — show timeline

• 2026-05-05 Pending — MLSOK
• 2026-03-18 Listed $105,000 MLSOK

Property tax history

+3.2%/yr

Latest (2025): $229 · -0.9% YoY. Source: county tax records.