504 N D Ave · Cleveland, OK 74020

$125,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 83 Days on market

Built 1950 0.26 ac lot Est $201k · 38% under ↓ 11% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming three bed/ 2 bath home. Large living room and dining area, kitchen with eat in area, large fenced yard and attached garage.

Key facts

• Large fenced yard
• Dining area
• Large living room

Tags

• LARGE LIVING ROOM
• DINING AREA
• KITCHEN WITH EAT IN AREA
• LARGE FENCED YARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Storm shelter; Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built from wood frame; Asphalt fiberglass roof
• Exterior features: Covered porch; Mature trees; Chain link fencing; Storm shelter; Smoke detectors

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Laminate counters; Programmable thermostat; Electric oven/range connections; Other interior features
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 6.4% in Cleveland — 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 67/100 on livability (#93 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D-.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 83 days — a 6% lower offer ($118k) 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1950 — 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 D-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: 1.36% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $200,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Miami St NW	0.18mi	3/2.0	1,755 (-0%)	12mo	$195,000	$111	81
514 W Wichita Ave	0.19mi	3/1.5	1,824 (+4%)	7mo	$92,000	$50	78
309 W Kaw Ave	0.22mi	3/2.0	1,862 (+6%)	11mo	$220,000	$118	71
305 N 7th Ave	0.19mi	3/2.0	1,560 (-11%)	3mo	$178,000	$114	70
604 Dogwood Ct	0.27mi	3/2.0	1,923 (+9%)	13mo	$198,000	$103	62
1301 Jodebo St	0.58mi	3/2.0	1,647 (-6%)	2mo	$136,000	$83	60
711 N Broadway St	0.35mi	3/2.0	1,901 (+8%)	12mo	$198,000	$104	60
906 Aspenwood St	0.64mi	3/2.0	1,843 (+5%)	6mo	$282,000	$153	58
401 South Dr	0.12mi	4/2.5 (+1)	1,527 (-13%)	13mo	$210,000	$138	55
915 Aspenwood St	0.63mi	3/2.0	1,666 (-5%)	10mo	$235,000	$141	53
200 S Vine Ave	0.65mi	4/1.5 (+1)	1,714 (-3%)	11mo	$198,000	$116	49
208 N Swan	0.58mi	3/1.0	1,598 (-9%)	10mo	$155,000	$97	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 3.98×
• Total profit: $104,360
• Equity at exit: $112,610

10-year hold

• IRR: 33.4%
• Equity multiple: 8.96×
• Total profit: $278,700
• Equity at exit: $242,848

Cash invested: $35,000 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 86
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $570

Break-even live

Break-even rent $973

Max offer price $125,000

Occupancy floor 61%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 83 DOM
2. 2026-06-17
   days on market $125,000 Active 82 DOM
3. 2026-06-16
   days on market $125,000 Active 81 DOM
4. 2026-06-15
   days on market $125,000 Active 80 DOM
5. 2026-06-13
   days on market $125,000 Active 78 DOM
6. 2026-06-10
   days on market $125,000 Active 75 DOM
7. 2026-06-09
   days on market $125,000 Active 74 DOM
8. 2026-06-08
   days on market $125,000 Active 73 DOM
9. 2026-06-07
   days on market $125,000 Active 72 DOM
10. 2026-06-03
    days on market $125,000 Active 68 DOM
11. 2026-06-02
    days on market $125,000 Active 67 DOM
12. 2026-06-01
    days on market $125,000 Active 66 DOM
13. 2026-05-31
    days on market $125,000 Active 65 DOM
14. 2026-03-27
    listed $125,000 Active
15. 2026-03-25
    historical
16. 2025-09-25
    listed $139,900 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: $736 · $61/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$389/yr (+$32/mo · 52.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $20,341
• − Mortgage interest: −$7,002
• − Property taxes: −$736
• − Insurance: −$625
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$3,636
• Taxable income: $5,087
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $5,621/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Cleveland

• Score: 67/100
• State rank: #93
• US rank: #10844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OK
• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

-10.7% since first listed

3 events — show timeline

• 2026-03-27 Listed $125,000 MLS Technology, Inc.
• 2026-03-25 Listing Removed — MLS Technology, Inc.
• 2025-09-25 Listed $139,900 MLS Technology, Inc.

Property tax history

+2.6%/yr

Latest (2025): $736 · -0.7% YoY. Source: county tax records.