1313 E Edwards · Shawnee, OK 74801

$89,500

2 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 1 Days on market

Built 1945 7,000 sqft lot Est $116k · 23% under

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.2/10.0
• 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 MLS

Great starter home or investment property. 2 bedrooms and 1 bath. Nice living room, formal dining or office and kitchen. One car garage. Large backyard that is fenced. A deck with a pergola is also off the back door. Seller prefers to sell as is. Currently rents for $700.00 a month.

Key facts

• Open living room
• Separate dining room
• Central heat and air

Tags

• OPEN LIVING ROOM
• SEPARATE DINING ROOM
• FENCED IN BACKYARD
• BACK PATIO DECK
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Financial info: Financing options: Cash, Conventional, FHA or VA; Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; One-level home; North-facing
• Construction: Vinyl siding; Composition roof (replaced 2022); Conventional foundation; Existing property
• Exterior features: Covered porch; Open deck; Outbuildings; Chain link fencing; Lot features: Other

Interior

• Kitchen: Free-standing gas range; Gas oven
• Bedrooms: 2 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Interior features: Washer and dryer included; Refrigerator included; Combination flooring throughout; One living area; Dining room
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.2% 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: Horace Mann Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 225 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 5d 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 $619 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $62k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $89,500

Questions for the listing agent

1. Built in 1945 — 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. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $116,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 E 10th St	0.34mi	2/1.0	1,060 (-1%)	3mo	$68,000	$64	80
1322 E Margaret St	0.09mi	2/2.0	951 (-11%)	3mo	$150,000	$158	71
31 Seneca Dr	0.46mi	3/1.5 (+1)	1,078 (+1%)	3mo	$154,000	$143	68
907 N Mckinley Ave	0.52mi	2/2.0	1,086 (+2%)	4mo	$99,000	$91	66
1214 E Edwards St	0.12mi	3/1.0 (+1)	1,227 (+15%)	2mo	$62,500	$51	63
32 Comanche Dr	0.48mi	3/2.0 (+1)	1,136 (+6%)	1mo	$150,000	$132	57
719 N Pennsylvania Ave	0.63mi	2/1.0	988 (-8%)	4mo	$47,500	$48	54
24 Seneca Dr	0.49mi	3/1.0 (+1)	972 (-9%)	3mo	$145,000	$149	54
321 S Lindale Ave	0.71mi	3/1.0 (+1)	1,101 (+3%)	3mo	$43,500	$40	54
710 N Tucker Ave	0.58mi	2/1.0	943 (-12%)	1mo	$75,000	$80	53
1028 E Chandler St	0.50mi	3/1.5 (+1)	1,180 (+10%)	2mo	$129,000	$109	50
1301 Rickey Rd	0.68mi	3/1.0 (+1)	1,180 (+10%)	2mo	$137,700	$117	44

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-882
• Equity at exit: $13,345

10-year hold

• IRR: 8.6%
• Equity multiple: 1.65×
• Total profit: $16,234
• Equity at exit: $7,738

Cash invested: $25,060 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,004 high
• Mortgage (P&I): −$469
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $217

Break-even live

Break-even rent $730

Max offer price $89,500

Occupancy floor 73%

Sensitivity live

Price	-10% $268	-5% $242	+0% $217	+5% $192	+10% $166
Rent	-10% $138	-5% $177	+0% $217	+5% $257	+10% $296
Rate	-1.0pp $262	-0.5pp $240	base $217	+0.5pp $194	+1.0pp $170

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: $22,375
• Closing costs: $2,685
• 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	0.59mi
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	5d	2	0.90mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	5d	1	0.94mi
1810 N Harrison St Shawnee, OK	1.0	1.0–1.5	675	$762	$1.13	24d	2	1.32mi
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	21d	1	1.48mi
414 N Aydelotte Ave Shawnee, OK	2.0	2.0	864	$1,250	$1.45	5d	1	1.50mi

Listing history 17 events

1. 2026-05-13
   status Pending
2. 2026-05-12
   listed $89,500 Active
3. 2021-09-09
   soldstatus $62,000
4. 2021-09-08
   soldstatus $62,000 Sold 290-char remark

   Show marketing remark (290 chars)

   Great starter home or investment property. 2 bedrooms and 1 bath. Nice living room, formal dining or office and kitchen. One car garage. Large backyard that is fenced. A deck with a pergola is also off the back door. Seller prefers to sell as is. Currently rents for $700.00 a month.

5. 2021-07-31
   status Pending 290-char remark

   Show marketing remark (290 chars)

   Great starter home or investment property. 2 bedrooms and 1 bath. Nice living room, formal dining or office and kitchen. One car garage. Large backyard that is fenced. A deck with a pergola is also off the back door. Seller prefers to sell as is. Currently rents for $700.00 a month.

6. 2021-07-23
   price $79,900 290-char remark

   Show marketing remark (290 chars)

   Great starter home or investment property. 2 bedrooms and 1 bath. Nice living room, formal dining or office and kitchen. One car garage. Large backyard that is fenced. A deck with a pergola is also off the back door. Seller prefers to sell as is. Currently rents for $700.00 a month.

7. 2021-06-30
   listed $85,000 Active 290-char remark

   Show marketing remark (290 chars)

   Great starter home or investment property. 2 bedrooms and 1 bath. Nice living room, formal dining or office and kitchen. One car garage. Large backyard that is fenced. A deck with a pergola is also off the back door. Seller prefers to sell as is. Currently rents for $700.00 a month.

8. 2015-05-18
   historical
9. 2015-04-29
   price $68,500
10. 2015-04-02
    listed $69,500 Active
11. 2015-02-23
    historical
12. 2014-08-26
    listed $69,950
13. 2006-12-05
    soldstatus $65,000
14. 2006-11-30
    soldstatus $64,900
15. 2006-09-21
    listed $64,900
16. 2001-03-13
    soldstatus $20,000
17. 1994-02-04
    soldstatus $14,000

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 7/10 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: $12,051
• − Mortgage interest: −$5,013
• − Property taxes: −$838
• − Insurance: −$448
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,604
• Taxable income: $1,220
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,310/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

+539.3% since first listed

17 events — show timeline

• 2026-05-13 Pending — MLSOK
• 2026-05-12 Listed $89,500 MLSOK
• 2021-09-09 Sold (Public Records) $62,000 Public Records
• 2021-09-08 Sold (MLS) $62,000 MLSOK
• 2021-07-31 Pending — MLSOK
• 2021-07-23 Price Changed $79,900 MLSOK
• 2021-06-30 Listed $85,000 MLSOK
• 2015-05-18 Listing Removed — MLSOK
• 2015-04-29 Price Changed $68,500 MLSOK
• 2015-04-02 Listed $69,500 MLSOK
• 2015-02-23 Listing Removed — MLSOK
• 2014-08-26 Listed $69,950 MLSOK
• 2006-12-05 Sold (Public Records) $65,000 Public Records
• 2006-11-30 Sold (MLS) $64,900 MLSOK
• 2006-09-21 Listed $64,900 MLSOK
• 2001-03-13 Sold (Public Records) $20,000 Public Records
• 1994-02-04 Sold (Public Records) $14,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $838 · +4.1% YoY. Source: county tax records.