44021 Fairview Ln · St. Louis, OK 74854

$85,000

2 bd · 1.0 ba · 800 sqft · SingleFamily · 68 Days on market

Built 1960 Good condition 1.00 ac lot

---

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 +17.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Celestial conversion. Converted church makes a great new home. Beautiful original hardwood floors. New Elec, PEX plumbing, Pella windows. Large pantry & Laundry. Roughed in 4th bed. Full basement would add approx 1600 Sq Ft. Addl. well on property. A work in progress! Addl. 2 bd, 1 ba. 672 Sq Ft home w/ deck & patio. All on 1 Acre.

Key facts

• New heat pump
• New flooring
• New paint

Tags

• FULL ACRE
• CREEK
• CORNER LOT
• NEW HEAT PUMP
• NEW FLOORING
• NEW PAINT

Property features AI

Finance

• Other: Homestead not claimed; Livestock allowed (per listing)
• Financial info: Listing available for Cash or Conventional financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Rural water; Septic tank
• Home design: Single family residence; One level; Residential property; Existing condition
• Construction: Frame construction; Composition roof; Conventional foundation; Built from plans (living area source: plans)
• Exterior features: Corner lot; Creek on property; Rural setting; Open deck

Interior

• Kitchen: Free‑standing electric range/oven; Microwave; Refrigerator; Water heater
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Window treatments; Open deck
• Laundry & utility: Septic tank (on-site wastewater system)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $70 ($837/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (2.1% below list).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 ($588 loan paydown + $2k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1960 — 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. 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: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.52×
• Total profit: $12,266
• Equity at exit: $35,637

10-year hold

• IRR: 12.1%
• Equity multiple: 2.70×
• Total profit: $40,560
• Equity at exit: $52,992

Cash invested: $23,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $832 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $70

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 87%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $85,000 Active 68 DOM
2. 2026-06-17
   days on market $85,000 Active 67 DOM
3. 2026-06-16
   days on market $85,000 Active 66 DOM
4. 2026-06-15
   days on market $85,000 Active 65 DOM
5. 2026-06-13
   days on market $85,000 Active 63 DOM
6. 2026-06-12
   days on market $85,000 Active 62 DOM
7. 2026-06-09
   days on market $85,000 Active 59 DOM
8. 2026-06-08
   days on market $85,000 Active 58 DOM
9. 2026-06-08
   days on market $85,000 Active 57 DOM
10. 2026-06-05
    remarks 529-char remark
11. 2026-06-05
    listed $85,000 Active 55 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°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: $9,982
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$2,473
• Taxable loss: −$549
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $969/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming remodeled home on a beautiful acre is in good condition with new siding, roof, and interior finishes. It has a good curb appeal and is ready for a new owner or tenant.

Value-add opportunities

• Resale Paint exterior siding and roof — Enhances curb appeal and property value.
• Rental Install new outdoor lighting — Improves safety and attractiveness for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding and roof — Enhances curb appeal and property value. ↑
• Rental Install new outdoor lighting — Improves safety and attractiveness for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 62
• 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

+962.5% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $85,000 MLSOK
• 2026-06-04 Relisted — MLSOK
• 2026-06-02 Pending — MLSOK
• 2026-04-09 Listed $105,000 MLSOK
• 2013-07-15 Listing Removed — MLSOK
• 2013-04-30 Sold (MLS) $57,500 MLSOK
• 2013-01-14 Listed $55,000 MLSOK
• 2013-01-14 Listed $8,000 MLSOK