1007 Overland Ct · Shawnee, OK 74801

$107,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 82 Days on market

Built 1945 5,998 sqft lot Est $117k · 8% under

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +11.3/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• 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

ADORABLE 2 bedroom, 1.5 bath home, 2 Living areas, LOTS OF UPDATES! New roof in January, brand new central heat and air, new flooring, updated bathrooms, fresh paint inside and out, new guttering in the front, updated light fixtures, remodeled bathrooms! Great parking with 2 driveways! Good size backyard fully fenced. This home is so cheerful with lots of natural light and great living space! This price point with updates is hard to find, get an appointment to see this one before it's gone!

Key facts

• Large laundry area
• Converted garage
• 5,998 sq ft lot

Tags

• CONVERTED GARAGE
• LARGE LAUNDRY AREA
• STORAGE FOR OUTDOOR EQUIPMENT

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: Listing offered as-is; cash offers accepted; Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Utilities: High-speed internet available; Public utilities
• Home design: Single family residence; One story; Property faces west; Existing property
• Construction: Asbestos construction materials; Composition roof (roof replaced/updated in 2023); Conventional foundation; Built status: existing
• Exterior features: Covered porch; Combination fencing; Interior lot

Interior

• Kitchen: Kitchen (appliance details not provided)
• Bedrooms: 2 bedrooms (including primary bedroom)
• Bathrooms: 1 full bath; 1 half bath
• Interior features: One living area; One dining area; No fireplace; No in-law plan
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $40 ($476/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 $97k (9.7% below list).
• Recommended offer: $97k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 Ms (math 6% / reading 14%, grade F, #277 of 345 statewide, top 83%, 711 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 at typical pace (median 22d on market — plan ~3-4 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 82 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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.

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 $96,613 (9.7% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $116,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 W Poplar St	0.10mi	3/2.0 (+1)	1,216 (+1%)	1mo	$45,000	$37	84
706 N Louisa Ave	0.41mi	2/1.0	1,229 (+2%)	3mo	$43,500	$35	75
619 N Chapman Ave	0.49mi	2/2.0	1,182 (-2%)	3mo	$81,500	$69	68
635 W Ford St	0.22mi	3/1.0 (+1)	1,088 (-10%)	2mo	$140,000	$129	67
542 W Wood St	0.32mi	3/1.0 (+1)	1,288 (+7%)	4mo	$125,000	$97	65
531 N Ione Ave	0.58mi	2/1.0	1,161 (-4%)	3mo	$115,000	$99	64
1220 W Dewey St	0.50mi	3/2.0 (+1)	1,232 (+2%)	1mo	$120,000	$97	63
607 W Dewey St	0.40mi	3/1.0 (+1)	1,306 (+8%)	3mo	$129,000	$99	60
1505 N Louisa Ave	0.45mi	2/1.0	1,056 (-12%)	2mo	$24,900	$24	57
513 N Dorothy Ave	0.64mi	2/2.0	1,294 (+8%)	2mo	$136,900	$106	52
1422 W Wheeler St	0.58mi	3/1.0 (+1)	1,071 (-11%)	2mo	$35,000	$33	47
902 N Beard Ave	0.47mi	3/2.0 (+1)	1,056 (-12%)	1mo	$160,900	$152	47

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-14,980
• Equity at exit: $15,954

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-10,482
• 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: 9.2×

Monthly cashflow live

• Estimated rent: $966 high
• Mortgage (P&I): −$561
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $40

Break-even live

Break-even rent $916

Max offer price $107,000

Occupancy floor 91%

Sensitivity live

Price	-10% $100	-5% $70	+0% $40	+5% $9	+10% $-21
Rent	-10% $-37	-5% $2	+0% $40	+5% $78	+10% $116
Rate	-1.0pp $94	-0.5pp $67	base $40	+0.5pp $12	+1.0pp $-16

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
414 N Aydelotte Ave Shawnee, OK	2.0	2.0	864	$1,250	$1.45	6d	1	0.71mi
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	22d	1	0.85mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	6d	1	1.10mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$699	$0.71	25d	5	1.33mi
1810 N Harrison St Shawnee, OK	1.0	1.0–1.5	675	$762	$1.13	25d	2	1.36mi
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	6d	2	1.40mi

Listing history 23 events

1. 2026-06-09
   days on market $107,000 Active 82 DOM
2. 2026-06-08
   days on market $107,000 Active 81 DOM
3. 2026-06-07
   days on market $107,000 Active 80 DOM
4. 2026-06-05
   days on market $107,000 Active 77 DOM
5. 2026-06-02
   days on market $107,000 Active 75 DOM
6. 2026-06-01
   days on market $107,000 Active 74 DOM
7. 2026-05-31
   days on market $107,000 Active 73 DOM
8. 2026-05-30
   days on market $107,000 Active 72 DOM
9. 2026-05-06
   price $107,000
10. 2026-03-21
    status Active
11. 2026-03-05
    status Pending
12. 2026-03-03
    listed $109,000 Active
13. 2025-10-02
    historical
14. 2025-07-07
    listed $120,000 Active
15. 2021-05-11
    soldstatus $119,900 Sold 499-char remark

    Show marketing remark (499 chars)

    ADORABLE 2 bedroom, 1.5 bath home, 2 Living areas, LOTS OF UPDATES! New roof in January, brand new central heat and air, new flooring, updated bathrooms, fresh paint inside and out, new guttering in the front, updated light fixtures, remodeled bathrooms! Great parking with 2 driveways! Good size backyard fully fenced. This home is so cheerful with lots of natural light and great living space! This price point with updates is hard to find, get an appointment to see this one before it's gone!

16. 2021-05-11
    soldstatus $120,000

    Show marketing remark (499 chars)

    ADORABLE 2 bedroom, 1.5 bath home, 2 Living areas, LOTS OF UPDATES! New roof in January, brand new central heat and air, new flooring, updated bathrooms, fresh paint inside and out, new guttering in the front, updated light fixtures, remodeled bathrooms! Great parking with 2 driveways! Good size backyard fully fenced. This home is so cheerful with lots of natural light and great living space! This price point with updates is hard to find, get an appointment to see this one before it's gone!

17. 2021-03-25
    status Pending 499-char remark

    Show marketing remark (499 chars)

    ADORABLE 2 bedroom, 1.5 bath home, 2 Living areas, LOTS OF UPDATES! New roof in January, brand new central heat and air, new flooring, updated bathrooms, fresh paint inside and out, new guttering in the front, updated light fixtures, remodeled bathrooms! Great parking with 2 driveways! Good size backyard fully fenced. This home is so cheerful with lots of natural light and great living space! This price point with updates is hard to find, get an appointment to see this one before it's gone!

18. 2021-03-19
    listed $119,900 Active 499-char remark

    Show marketing remark (499 chars)

    ADORABLE 2 bedroom, 1.5 bath home, 2 Living areas, LOTS OF UPDATES! New roof in January, brand new central heat and air, new flooring, updated bathrooms, fresh paint inside and out, new guttering in the front, updated light fixtures, remodeled bathrooms! Great parking with 2 driveways! Good size backyard fully fenced. This home is so cheerful with lots of natural light and great living space! This price point with updates is hard to find, get an appointment to see this one before it's gone!

19. 2012-02-19
    historical
20. 2011-08-18
    listed $73,500
21. 2004-07-13
    soldstatus $67,000
22. 2004-07-12
    soldstatus $67,000
23. 2004-05-10
    listed $69,500

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,414 · $118/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 5% 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: $11,594
• − Mortgage interest: −$5,994
• − Property taxes: −$1,414
• − Insurance: −$535
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,113
• Taxable loss: −$1,317
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $793/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

+54.0% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $107,000 MLSOK
• 2026-03-21 Relisted — MLSOK
• 2026-03-05 Pending — MLSOK
• 2026-03-03 Listed $109,000 MLSOK
• 2025-10-02 Listing Removed — MLSOK
• 2025-07-07 Listed $120,000 MLSOK
• 2021-05-11 Sold (Public Records) $120,000 Public Records
• 2021-05-11 Sold (MLS) $119,900 MLSOK
• 2021-03-25 Pending — MLSOK
• 2021-03-19 Listed $119,900 MLSOK
• 2012-02-19 Listing Removed — MLSOK
• 2011-08-18 Listed $73,500 MLSOK
• 2004-07-13 Sold (Public Records) $67,000 Public Records
• 2004-07-12 Sold (MLS) $67,000 MLSOK
• 2004-05-10 Listed $69,500 MLSOK

Property tax history

+7.3%/yr

Latest (2025): $1,414 · +2.5% YoY. Source: county tax records.