1740 N Ideal St · Seminole, OK 74868

$70,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 62 Days on market

Built 1940 7,000 sqft lot Est $57k · 23% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great rental prospect or your own little cottage! 1BR/1BA, wood floors, carport, on two lots and much more. Has recently been a steady rental property for seller.

Key facts

• Curb appeal
• Mini-split unit
• Tall carport

Tags

• CURB APPEAL
• MATURE TREES
• MINI-SPLIT UNIT
• TALL CARPORT
• DETACHED GARAGE

Property features AI

Finance

• Other: Homestead exempt; Located in North Van Acres addition
• Financial info: Assumable: No; Loan qualification: Unknown; Property is occupied (rented/leased)
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built previously (existing)
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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); 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 $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $15k; list at $70k implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1940 — 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 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $57,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1920 Smith St	0.12mi	1/1.0 (-1)	796 (-2%)	6mo	$32,000	$40	80
1738 Rhode Island St	0.23mi	2/1.0	768 (-6%)	18mo	$49,750	$65	64
1350 Coolidge St	0.52mi	2/1.0	864 (+6%)	6mo	$22,000	$25	61
1632 W Strothers Ave	0.59mi	2/1.0	756 (-7%)	1mo	$50,000	$66	60
819 Lee St	0.56mi	2/1.0	896 (+10%)	2mo	$69,900	$78	56
901 Harding St	0.69mi	2/1.0	873 (+7%)	2mo	$113,500	$130	54
1720 John St	0.17mi	2/1.0	936 (+15%)	19mo	$52,000	$56	51
2139 Ideal St	0.37mi	2/1.0	748 (-8%)	22mo	$52,500	$70	50
1018 Coolidge	0.69mi	2/1.0	816 (0%)	22mo	$78,000	$96	50
1716 W Strothers Ave	0.59mi	2/1.0	864 (+6%)	24mo	$12,000	$14	43
1822 Frank Lynn Ave	0.55mi	3/1.0 (+1)	924 (+13%)	12mo	$75,000	$81	38
1718 W Strothers Ave	0.59mi	3/1.0 (+1)	900 (+10%)	18mo	$83,000	$92	35

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: 35.6%
• Equity multiple: 3.76×
• Total profit: $53,999
• Equity at exit: $63,062

10-year hold

• IRR: 30.6%
• Equity multiple: 8.47×
• Total profit: $146,469
• Equity at exit: $135,995

Cash invested: $19,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $250

Break-even live

Break-even rent $538

Max offer price $70,000

Occupancy floor 66%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $70,000 Active 62 DOM
2. 2026-06-17
   days on market $70,000 Active 61 DOM
3. 2026-06-16
   days on market $70,000 Active 60 DOM
4. 2026-06-15
   days on market $70,000 Active 59 DOM
5. 2026-06-13
   days on market $70,000 Active 57 DOM
6. 2026-06-12
   days on market $70,000 Active 56 DOM
7. 2026-06-09
   days on market $70,000 Active 53 DOM
8. 2026-06-08
   days on market $70,000 Active 52 DOM
9. 2026-06-08
   days on market $70,000 Active 51 DOM
10. 2026-06-07
    days on market $70,000 Active 50 DOM
11. 2026-06-04
    days on market $70,000 Active 47 DOM
12. 2026-06-02
    days on market $70,000 Active 46 DOM
13. 2026-06-01
    days on market $70,000 Active 45 DOM
14. 2026-05-31
    days on market $70,000 Active 44 DOM
15. 2026-04-17
    listed $70,000 Active
16. 2019-12-30
    soldstatus $14,667
17. 2016-03-01
    soldstatus $30,100
18. 2016-02-26
    soldstatus $30,000 162-char remark

    Show marketing remark (162 chars)

    Great rental prospect or your own little cottage! 1BR/1BA, wood floors, carport, on two lots and much more. Has recently been a steady rental property for seller.

19. 2015-09-10
    listed $34,900 162-char remark

    Show marketing remark (162 chars)

    Great rental prospect or your own little cottage! 1BR/1BA, wood floors, carport, on two lots and much more. Has recently been a steady rental property for seller.

20. 2007-01-12
    soldstatus $17,000

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$287/yr (+$24/mo · 83.7%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $10,245
• − Mortgage interest: −$3,921
• − Property taxes: −$343
• − Insurance: −$350
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,036
• Taxable income: $1,955
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,526/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

+311.8% since first listed

6 events — show timeline

• 2026-04-17 Listed $70,000 MLSOK
• 2019-12-30 Sold (Public Records) $14,667 Public Records
• 2016-03-01 Sold (Public Records) $30,100 Public Records
• 2016-02-26 Sold (MLS) $30,000 MLSOK
• 2015-09-10 Listed $34,900 MLSOK
• 2007-01-12 Sold (Public Records) $17,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $343 · -3.4% YoY. Source: county tax records.