1209 Jefferson St · Seminole, OK 74868

$99,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 9 Days on market

Built 1975 0.49 ac lot Est $106k · 7% under

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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 +25.3/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Updated 3 BR/1 Bath brick home on 6 city lots located in the heart of Seminole. This home has new flooring, paint and updated bath. Fenced backyard with two storage buildings, carport and deck.

Key facts

• Wood-look flooring
• Natural light
• Brick home

Tags

• BRICK HOME
• OPEN-CONCEPT LIVING ROOM
• WOOD-PANELED CEILINGS
• WOOD-LOOK FLOORING
• NATURAL LIGHT
• WHITE CABINETRY

Property features AI

Finance

• Other: Homestead: No
• Financial info: Assumable: Unknown; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single-family residence; Single story; Existing property
• Construction: Brick and frame construction; Composition roof; Built status: existing
• Exterior features: Open deck; Open patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Conventional foundation
• Interior features: One living area; No fireplace; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.0% vs local median 4.8% in Seminole — 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 (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); Northwood Es (math 19% / reading 21%, grade F, #158 of 345 statewide, top 47%, 301 students, 0% FRL); Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $81k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1975 — 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 D 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: 1.10% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $105,966
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Jefferson St	0.26mi	3/1.0	1,235 (+1%)	2mo	$100,000	$81	84
600 Hoover St	0.14mi	3/1.0	1,152 (-5%)	7mo	$17,000	$15	78
1120 Eureka St	0.07mi	2/1.0 (-1)	1,084 (-11%)	3mo	$45,000	$42	71
1314 Roosevelt St	0.30mi	3/1.0	1,092 (-10%)	6mo	$26,000	$24	64
712 Elm St	0.71mi	3/2.0	1,242 (+2%)	1mo	$162,500	$131	59
716 Elm St	0.71mi	3/2.0	1,242 (+2%)	3mo	$165,900	$134	57
1909 Grisso Dr	0.54mi	3/1.0	1,105 (-9%)	6mo	$115,000	$104	54
812 Hoover St	0.33mi	2/1.0 (-1)	1,060 (-13%)	6mo	$49,000	$46	53
1809 Grisso Dr	0.50mi	3/1.0	1,077 (-12%)	6mo	$110,000	$102	52
307 W Evans Ave	0.62mi	2/1.0 (-1)	1,136 (-7%)	4mo	$6,500	$6	52
219 W Seminole Ave	0.55mi	3/1.0	1,388 (+14%)	2mo	$133,355	$96	50
901 Lincoln St	0.56mi	3/1.5	1,384 (+14%)	6mo	$120,000	$87	44

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: 31.3%
• Equity multiple: 3.46×
• Total profit: $68,148
• Equity at exit: $89,187

10-year hold

• IRR: 27.1%
• Equity multiple: 7.83×
• Total profit: $189,463
• Equity at exit: $192,335

Cash invested: $27,720 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $224

Break-even live

Break-even rent $809

Max offer price $99,000

Occupancy floor 75%

Sensitivity live

Price	-10% $280	-5% $252	+0% $224	+5% $196	+10% $168
Rent	-10% $137	-5% $180	+0% $224	+5% $267	+10% $310
Rate	-1.0pp $273	-0.5pp $249	base $224	+0.5pp $198	+1.0pp $172

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $99,000 Active 9 DOM
2. 2026-06-21
   days on market $99,000 Active 8 DOM
3. 2026-06-18
   days on market $99,000 Active 6 DOM
4. 2026-06-17
   days on market $99,000 Active 5 DOM
5. 2026-06-16
   days on market $99,000 Active 4 DOM
6. 2026-06-15
   days on market $99,000 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   pricedays on marketlisting id $99,000 Active 1 DOM
9. 2026-06-04
   days on market $130,000 Active 365 DOM
10. 2026-06-02
    days on market $130,000 Active 364 DOM
11. 2026-06-01
    days on market $130,000 Active 363 DOM
12. 2026-05-31
    days on market $130,000 Active 362 DOM
13. 2026-03-22
    price $130,000
14. 2025-12-03
    status Active
15. 2025-12-03
    price $160,000
16. 2025-12-02
    historical
17. 2025-08-13
    price $163,000
18. 2025-07-03
    price $175,000
19. 2025-06-02
    listed $180,000 Active
20. 2019-12-05
    soldstatus $70,000
21. 2019-12-04
    soldstatus $69,900 193-char remark

    Show marketing remark (193 chars)

    Updated 3 BR/1 Bath brick home on 6 city lots located in the heart of Seminole. This home has new flooring, paint and updated bath. Fenced backyard with two storage buildings, carport and deck.

22. 2019-07-17
    listed $69,900 193-char remark

    Show marketing remark (193 chars)

    Updated 3 BR/1 Bath brick home on 6 city lots located in the heart of Seminole. This home has new flooring, paint and updated bath. Fenced backyard with two storage buildings, carport and deck.

23. 2019-02-12
    soldstatus $20,000 171-char remark

    Show marketing remark (171 chars)

    3 BR/1BA brick home on 6 lots. This home needs a little TLC to be a great starter or investment property. Fenced yard and 1 car carport. Gas cooktop and built in gas oven.

24. 2018-05-09
    listed $39,900 171-char remark

    Show marketing remark (171 chars)

    3 BR/1BA brick home on 6 lots. This home needs a little TLC to be a great starter or investment property. Fenced yard and 1 car carport. Gas cooktop and built in gas oven.

25. 2004-08-10
    soldstatus $24,000

ⓘ 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: $949 · $79/mo
• Projected year-2 tax: $949 · $79/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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,110
• − Mortgage interest: −$5,546
• − Property taxes: −$949
• − Insurance: −$495
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,880
• Taxable income: $1,143
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,409/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+441.7% since first listed

13 events — show timeline

• 2026-03-22 Price Changed $130,000 MLSOK
• 2025-12-03 Relisted — MLSOK
• 2025-12-03 Price Changed $160,000 MLSOK
• 2025-12-02 Listing Removed — MLSOK
• 2025-08-13 Price Changed $163,000 MLSOK
• 2025-07-03 Price Changed $175,000 MLSOK
• 2025-06-02 Listed $180,000 MLSOK
• 2019-12-05 Sold (Public Records) $70,000 Public Records
• 2019-12-04 Sold (MLS) $69,900 MLSOK
• 2019-07-17 Listed $69,900 MLSOK
• 2019-02-12 Sold (MLS) $20,000 MLSOK
• 2018-05-09 Listed $39,900 MLSOK
• 2004-08-10 Sold (Public Records) $24,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $949 · +6.5% YoY. Source: county tax records.