515 E Oakland St · Shawnee, OK 74801

$99,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 74 Days on market

Built 1935 3,498 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Fully remodeled 2-bed, 1-bath, 768 sq ft home that feels brand-new the moment you step inside. This move-in-ready property offers a bright, open layout with all-new finishes throughout, making it perfect for first-time buyers, downsizers, or anyone wanting a clean, modern space without the hassle of renovations. The home has been updated from top to bottom, featuring a beautifully refreshed kitchen, new flooring, fresh paint, and a completely renovated bathroom. Natural light fills the interior, creating a warm and inviting atmosphere in every room. Outside, the manageable yard provides space to relax, garden, or entertain. Conveniently located near local shopping, dining, and schools, this

Key facts

• 3,498 sq ft lot
• Garage
• Built 1935

Property features AI

Finance

• Other: Taxes listed (amount provided); No conditions affecting sale; Not occupied; Days on market: 42
• Financial info: Assumable status: Unknown; Loan qualification: Unknown; Current price: $102,900
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Manual geocode (location verified)
• Home design: Single family residence; One-story; Residential property; Existing property
• Construction: Vinyl siding; Composition roof; Conventional foundation; Built (existing structure)
• Exterior features: Covered patio; Outbuildings; Interior lot

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Horace Mann Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 225 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; 2 comparable units currently listed for rent nearby; 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 $691 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1935 — 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. 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: 1.25% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $49,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 S Bell Ave	0.49mi	2/1.0 (-1)	760 (-1%)	3mo	$43,500	$57	68
913 Buck Dr	0.44mi	2/1.0 (-1)	800 (+4%)	3mo	$43,529	$54	65
909 Buck Dr	0.42mi	2/1.0 (-1)	750 (-2%)	11mo	$114,000	$152	62
7 E Farrall	0.40mi	3/1.0	684 (-11%)	3mo	$43,500	$64	61
803 S Bell Ave	0.43mi	2/1.0 (-1)	852 (+11%)	3mo	$43,000	$50	54
718 E 11th St	0.54mi	2/1.0 (-1)	756 (-2%)	20mo	$35,000	$46	51
129 N Shawnee Ave	0.52mi	2/1.0 (-1)	720 (-6%)	19mo	$80,000	$111	44
833 S Union Ave	0.45mi	2/1.0 (-1)	850 (+11%)	16mo	$80,000	$94	43
604 N Tucker Ave	0.69mi	2/1.0 (-1)	864 (+12%)	3mo	$51,100	$59	40
606 N Tucker Ave	0.70mi	2/1.0 (-1)	732 (-5%)	20mo	$89,900	$123	38
134 S Osage Ave	0.73mi	2/1.5 (-1)	736 (-4%)	21mo	$23,500	$32	35
414 N Tucker Ave	0.55mi	2/2.0 (-1)	863 (+12%)	22mo	$149,900	$174	26

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $8,194
• Equity at exit: $14,895

10-year hold

• IRR: 16.6%
• Equity multiple: 2.35×
• Total profit: $37,797
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $387

Break-even live

Break-even rent $761

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $443	-5% $415	+0% $387	+5% $359	+10% $330
Rent	-10% $288	-5% $338	+0% $387	+5% $436	+10% $486
Rate	-1.0pp $437	-0.5pp $412	base $387	+0.5pp $361	+1.0pp $335

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.97mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$898	$0.92	25d	5	1.13mi

Listing history 35 events

1. 2026-06-21
   days on market $99,900 Active 74 DOM
2. 2026-06-19
   days on market $99,900 Active 72 DOM
3. 2026-06-18
   days on market $99,900 Active 71 DOM
4. 2026-06-17
   days on market $99,900 Active 70 DOM
5. 2026-06-16
   days on market $99,900 Active 69 DOM
6. 2026-06-15
   days on market $99,900 Active 68 DOM
7. 2026-06-14
   days on market $99,900 Active 66 DOM
8. 2026-06-12
   days on market $99,900 Active 65 DOM
9. 2026-06-09
   days on market $99,900 Active 62 DOM
10. 2026-06-09
    price $99,900 Active 61 DOM
11. 2026-06-08
    days on market $102,900 Active 61 DOM
12. 2026-06-07
    days on market $102,900 Active 60 DOM
13. 2026-06-05
    days on market $102,900 Active 57 DOM
14. 2026-06-02
    days on market $102,900 Active 55 DOM
15. 2026-06-01
    days on market $102,900 Active 54 DOM
16. 2026-05-31
    days on market $102,900 Active 53 DOM
17. 2026-05-30
    days on market $102,900 Active 52 DOM
18. 2026-05-20
    price $102,900
19. 2026-04-08
    listed $104,900 Active
20. 2026-02-27
    historical
21. 2026-01-06
    price $105,000
22. 2025-12-19
    listed $109,000 Active
23. 2025-12-15
    historical
24. 2025-11-22
    price $109,000
25. 2025-10-30
    price $112,500
26. 2025-09-27
    price $114,900
27. 2025-08-31
    listed $120,000 Active
28. 2025-01-31
    soldstatus $25,000 Closed
29. 2025-01-18
    status Pending
30. 2024-12-12
    price $50,000
31. 2024-11-13
    price $58,000
32. 2024-10-20
    price $59,000
33. 2024-10-12
    listed $60,000 Active
34. 2016-10-05
    soldstatus $34,000
35. 1998-09-29
    soldstatus $5,000

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$475/yr (+$40/mo · 112.1%)

ⓘ 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: $15,004
• − Mortgage interest: −$5,596
• − Property taxes: −$424
• − Insurance: −$500
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,906
• Taxable income: $3,178
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $3,880/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

+1958.0% since first listed

18 events — show timeline

• 2026-05-20 Price Changed $102,900 MLSOK
• 2026-04-08 Listed $104,900 MLSOK
• 2026-02-27 Listing Removed — MLSOK
• 2026-01-06 Price Changed $105,000 MLSOK
• 2025-12-19 Listed $109,000 MLSOK
• 2025-12-15 Listing Removed — MLSOK
• 2025-11-22 Price Changed $109,000 MLSOK
• 2025-10-30 Price Changed $112,500 MLSOK
• 2025-09-27 Price Changed $114,900 MLSOK
• 2025-08-31 Listed $120,000 MLSOK
• 2025-01-31 Sold (MLS) $25,000 MLSOK
• 2025-01-18 Pending — MLSOK
• 2024-12-12 Price Changed $50,000 MLSOK
• 2024-11-13 Price Changed $58,000 MLSOK
• 2024-10-20 Price Changed $59,000 MLSOK
• 2024-10-12 Listed $60,000 MLSOK
• 2016-10-05 Sold (Public Records) $34,000 Public Records
• 1998-09-29 Sold (Public Records) $5,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $424 · +4.2% YoY. Source: county tax records.