302 N Mead Ave · Shawnee, OK 74801

$99,000

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 44 Days on market

Built 1940 10,498 sqft lot Est $104k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +6.7/10.0
• 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

HANDYMAN SPECIAL! Home was in process of being remodeled! Great Potential! Please allow 2-3 business days for seller response. Buyer must have proof of funds submitted with offer.

Key facts

• Central heat
• Large yard
• 0.24 acre lot

Tags

• LARGE YARD
• CENTRAL HEAT

Property features AI

Finance

• Other: Located in Oak Park Shawnee addition; Vacant and active listing; Approximate living area 986 (assessor)
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance requirement indicated
• Home design: Single-family residence; One story; Existing property
• Construction: Frame construction; Composition roof
• Exterior features: Outbuildings; Interior lot

Interior

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

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 $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 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; 1 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 $684 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $8k; list at $99k implies a 1065% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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: 1.17% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $103,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 E Main St	0.22mi	3/1.5	1,032 (+5%)	8mo	$124,000	$120	73
1906 E 7th Cir	0.26mi	3/1.5	1,107 (+12%)	1mo	$54,000	$49	65
402 N Washington Ave	0.10mi	3/1.0	1,132 (+15%)	11mo	$110,000	$97	61
1320 E Margaret St	0.58mi	3/2.0	951 (-4%)	7mo	$156,000	$164	58
1315 E Whittaker St	0.45mi	3/1.0	904 (-8%)	10mo	$95,000	$105	57
1322 E Margaret St	0.57mi	2/2.0 (-1)	951 (-4%)	3mo	$150,000	$158	55
322 N Draper Ave	0.52mi	2/1.0 (-1)	1,063 (+8%)	5mo	$76,500	$72	53
321 S Lindale Ave	0.54mi	3/1.0	1,101 (+12%)	3mo	$43,500	$40	53
1207 E 10th St	0.61mi	2/1.0 (-1)	1,060 (+8%)	3mo	$68,000	$64	51
1103 E 11th St	0.71mi	3/1.0	908 (-8%)	6mo	$115,000	$127	48
1212 E 11th St	0.60mi	2/1.0 (-1)	1,087 (+10%)	7mo	$114,500	$105	44
1134 E Main St	0.68mi	2/1.0 (-1)	1,087 (+10%)	10mo	$35,000	$32	38

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,060
• Equity at exit: $14,761

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $28,731
• Equity at exit: $8,560

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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $319

Break-even live

Break-even rent $755

Max offer price $99,000

Occupancy floor 67%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	4d	2	1.33mi

Listing history 22 events

1. 2026-06-19
   days on market $99,000 Active 44 DOM
2. 2026-06-18
   days on market $99,000 Active 43 DOM
3. 2026-06-17
   days on market $99,000 Active 42 DOM
4. 2026-06-16
   days on market $99,000 Active 41 DOM
5. 2026-06-15
   days on market $99,000 Active 40 DOM
6. 2026-06-14
   days on market $99,000 Active 38 DOM
7. 2026-06-12
   days on market $99,000 Active 37 DOM
8. 2026-06-09
   days on market $99,000 Active 34 DOM
9. 2026-06-08
   days on market $99,000 Active 33 DOM
10. 2026-06-07
    days on market $99,000 Active 32 DOM
11. 2026-06-05
    days on market $99,000 Active 29 DOM
12. 2026-06-02
    days on market $99,000 Active 27 DOM
13. 2026-06-01
    days on market $99,000 Active 26 DOM
14. 2026-05-31
    days on market $99,000 Active 25 DOM
15. 2026-05-30
    days on market $99,000 Active 24 DOM
16. 2026-05-08
    status Active
17. 2026-05-03
    listed $99,000 Active
18. 2013-09-24
    soldstatus $8,500 182-char remark

    Show marketing remark (182 chars)

    HANDYMAN SPECIAL! Home was in process of being remodeled! Great Potential! Please allow 2-3 business days for seller response. Buyer must have proof of funds submitted with offer.

19. 2013-04-29
    listed $9,500 182-char remark

    Show marketing remark (182 chars)

    HANDYMAN SPECIAL! Home was in process of being remodeled! Great Potential! Please allow 2-3 business days for seller response. Buyer must have proof of funds submitted with offer.

20. 2007-05-03
    soldstatus $46,000
21. 2007-04-26
    soldstatus $46,000 159-char remark

    Show marketing remark (159 chars)

    Doll house that's neat as a pin! Large utility room w/ large closet. Den could be 3rd bedroom. Vinyl siding. New roof in November 2006. On corner lot, too!

22. 2007-02-26
    listed $45,000 159-char remark

    Show marketing remark (159 chars)

    Doll house that's neat as a pin! Large utility room w/ large closet. Den could be 3rd bedroom. Vinyl siding. New roof in November 2006. On corner lot, too!

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$458/yr (+$38/mo · 105.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 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: $13,914
• − Mortgage interest: −$5,546
• − Property taxes: −$433
• − Insurance: −$495
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,880
• Taxable income: $2,334
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,274/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

+120.0% since first listed

7 events — show timeline

• 2026-05-08 Relisted — MLSOK
• 2026-05-03 Listed $99,000 MLSOK
• 2013-09-24 Sold (MLS) $8,500 MLSOK
• 2013-04-29 Listed $9,500 MLSOK
• 2007-05-03 Sold (Public Records) $46,000 Public Records
• 2007-04-26 Sold (MLS) $46,000 MLSOK
• 2007-02-26 Listed $45,000 MLSOK

Property tax history

-0.2%/yr

Latest (2025): $433 · +4.1% YoY. Source: county tax records.