1625 N Louisa Ave · Shawnee, OK 74804

$96,900

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 45 Days on market

Built 1940 8,821 sqft lot Est $114k · 15% under

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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 +23.8/30.0
• ARV discount +14.2/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

2-bedroom, 1-bath home offering great potential and accessibility features, including a handicap-accessible ramp at the back entrance. Situated on a spacious lot with a large backyard, this property also includes a detached garage and two outbuildings—perfect for storage, hobbies, or workshop space. With solid bones and plenty of room to personalize, this home is ready for your vision to bring it to life.

Key facts

• Large backyard
• Two outbuildings
• Detached garage

Tags

• HANDICAP-ACCESSIBLE RAMP
• LARGE BACKYARD
• DETACHED GARAGE
• TWO OUTBUILDINGS

Property features AI

Finance

• Other: Handicap accessible; Living area approximately 956 (source: assessor)
• Financial info: Listing sold as-is
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Homestead not claimed; Flood insurance not required
• Home design: Single family residence; One-story home; Accessible approach with ramp; West-facing
• Construction: Asbestos and frame construction; Composition roof; Built existing (no new construction)
• Exterior features: Outbuildings; Interior lot

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms (including primary bedroom)
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan in living room; Ceiling fan in primary bedroom; Tub in bathroom; One living area; Total of 5 rooms; No fireplace
• Laundry & utility: No study; Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Sequoyah Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 332 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 (+2.5%/yr); 389 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).
• This rent is only 18% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $670 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 45 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $97k implies a 85% 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: major flood risk; 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 $93,993 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $113,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1707 N Louisa Ave	0.07mi	2/1.0	976 (+2%)	10mo	$129,900	$133	85
1505 N Louisa Ave	0.11mi	2/1.0	1,056 (+10%)	2mo	$24,900	$24	76
1951 N Louisa Ave	0.33mi	2/1.5	875 (-8%)	1mo	$79,000	$90	68
2110 N Dorothy Ave	0.56mi	2/1.0	900 (-6%)	1mo	$45,000	$50	64
1816 N Bell Ave	0.37mi	2/1.0	1,052 (+10%)	4mo	$120,000	$114	63
1925 N Park Ave	0.31mi	2/1.0	1,088 (+14%)	5mo	$139,000	$128	58
318 W Dill St	0.63mi	2/1.0	896 (-6%)	6mo	$75,000	$84	55
915 N Jefferson Pl	0.58mi	2/1.0	900 (-6%)	10mo	$129,000	$143	55
1217 N Market Ave	0.33mi	3/1.0 (+1)	1,098 (+15%)	6mo	$125,000	$114	50
29 E Midland St	0.65mi	3/1.0 (+1)	1,055 (+10%)	4mo	$141,000	$134	44
902 N Beard Ave	0.65mi	3/2.0 (+1)	1,056 (+10%)	1mo	$160,900	$152	42
1539 N Pennsylvania Ave	0.71mi	3/1.0 (+1)	1,086 (+14%)	3mo	$129,000	$119	37

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,375
• Equity at exit: $14,448

10-year hold

• IRR: 4.8%
• Equity multiple: 1.34×
• Total profit: $9,290
• Equity at exit: $8,378

Cash invested: $27,132 (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 74804

• Home prices YoY: -25.1%
• Rents YoY: 2.5%
• Active inventory: 389
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$508
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $186

Break-even live

Break-even rent $753

Max offer price $96,900

Occupancy floor 76%

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 N Harrison St Shawnee, OK	1.0	1.0–1.5	675	$762	$1.13	23d	2	0.91mi
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	4d	2	1.09mi
414 N Aydelotte Ave Shawnee, OK	2.0	2.0	864	$1,250	$1.45	4d	1	1.20mi
825 N. Broadway 01/13/2018 12:00 AM Shawnee, OK	1.0	1.0	679	$700	$1.03	4d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $96,900 Active 45 DOM
2. 2026-06-18
   days on market $96,900 Active 44 DOM
3. 2026-06-17
   days on market $96,900 Active 43 DOM
4. 2026-06-16
   days on market $96,900 Active 42 DOM
5. 2026-06-15
   days on market $96,900 Active 41 DOM
6. 2026-06-14
   days on market $96,900 Active 39 DOM
7. 2026-06-12
   days on market $96,900 Active 38 DOM
8. 2026-06-09
   days on market $96,900 Active 35 DOM
9. 2026-06-08
   days on market $96,900 Active 34 DOM
10. 2026-06-07
    days on market $96,900 Active 33 DOM
11. 2026-06-05
    days on market $96,900 Active 30 DOM
12. 2026-06-02
    days on market $96,900 Active 28 DOM
13. 2026-06-01
    days on market $96,900 Active 27 DOM
14. 2026-05-31
    days on market $96,900 Active 26 DOM
15. 2026-05-30
    days on market $96,900 Active 25 DOM
16. 2026-05-21
    price $96,900
17. 2026-05-05
    listed $99,900 Active
18. 2005-01-18
    soldstatus $52,500
19. 2001-06-29
    soldstatus $41,000

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$317/yr (+$26/mo · 57.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $11,864
• − Mortgage interest: −$5,428
• − Property taxes: −$555
• − Insurance: −$484
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,819
• Taxable income: $679
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,072/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): 23,227
• Household income: $67,631
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 442.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 11% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -83.01%
• Current HPI: 247.115
• Rent YoY: ▲ 2.49%
• 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

+136.3% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $96,900 MLSOK
• 2026-05-05 Listed $99,900 MLSOK
• 2005-01-18 Sold (Public Records) $52,500 Public Records
• 2001-06-29 Sold (Public Records) $41,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $555 · +2.8% YoY. Source: county tax records.