806 S 13th St · Tecumseh, OK 74873

$145,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 24 Days on market

Built 1960 2.50 ac lot Est $131k · 11% over

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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 +17.1/30.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Welcome home to this beautifully updated 3-bedroom, 1-bath property situated on 2.25 peaceful acres! Featuring new vinyl flooring, a new roof, and new siding, this home offers modern updates while maintaining a warm and inviting feel. With plenty of outdoor space to enjoy, this property is perfect for those looking for country charm with room to grow. Whether you’re a first-time homebuyer, looking to downsize, or simply wanting a little extra land to spread out, this home is full of potential and ready for its new owners!

Key facts

• New siding
• Outdoor space
• New roof

Tags

• NEW VINYL FLOORING
• NEW ROOF
• NEW SIDING
• OUTDOOR SPACE

Property features AI

Finance

• Other: 2.5-acre lot; Property listed as residential; Living area recorded as 1,080 (assessor)
• Financial info: Not assumable; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead status active
• Home design: Single-family residence; One-level home; Faces east
• Construction: Frame construction with vinyl siding; Composition roof; Slab foundation; Built (existing property)
• Exterior features: Covered porch; Outbuildings; Lot includes other features

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• 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 $145k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $120k (17.2% below list).
• Recommended offer: $120k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.9% in Tecumseh — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#45 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cross Timbers Es (math 12% / reading 15%, grade F, #642 of 845 statewide, top 76%, 409 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 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

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $120,000 (17.2% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $130,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 S 13th St	0.18mi	3/1.0 (+1)	1,079 (-0%)	0mo	$128,000	$119	86
404 S 6th St	0.59mi	3/2.0 (+1)	1,035 (-4%)	9mo	$125,000	$121	49
522 W Highland St	0.40mi	3/2.0 (+1)	1,201 (+11%)	7mo	$56,500	$47	48
922 W Park St	0.61mi	3/1.5 (+1)	1,200 (+11%)	6mo	$172,000	$143	41
410 W Main St	0.61mi	3/2.0 (+1)	1,232 (+14%)	9mo	$76,999	$62	32
114 S 12th St	0.51mi	3/2.0 (+1)	1,200 (+11%)	21mo	$153,000	$128	31
218 N 12th St	0.69mi	3/1.5 (+1)	1,231 (+14%)	21mo	$156,000	$127	20

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $85,286
• Equity at exit: $130,627

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $245,973
• Equity at exit: $281,703

Cash invested: $40,600 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $100

Break-even live

Break-even rent $1,073

Max offer price $145,000

Occupancy floor 87%

Sensitivity live

Price	-10% $182	-5% $141	+0% $100	+5% $59	+10% $18
Rent	-10% $6	-5% $53	+0% $100	+5% $148	+10% $195
Rate	-1.0pp $173	-0.5pp $137	base $100	+0.5pp $63	+1.0pp $25

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Rangeline St Tecumseh, OK	3.0	1.0	1000	$1,200	$1.20	11d	1	1.20mi

Listing history 15 events

1. 2026-06-19
   days on market $145,000 Active 24 DOM
2. 2026-06-18
   days on market $145,000 Active 23 DOM
3. 2026-06-17
   days on market $145,000 Active 22 DOM
4. 2026-06-16
   days on market $145,000 Active 21 DOM
5. 2026-06-15
   days on market $145,000 Active 20 DOM
6. 2026-06-14
   days on market $145,000 Active 18 DOM
7. 2026-06-12
   days on market $145,000 Active 17 DOM
8. 2026-06-09
   days on market $145,000 Active 14 DOM
9. 2026-06-08
   days on market $145,000 Active 13 DOM
10. 2026-06-07
    days on market $145,000 Active 12 DOM
11. 2026-06-02
    days on market $145,000 Active 8 DOM
12. 2026-06-01
    days on market $145,000 Active 7 DOM
13. 2026-05-31
    days on market $145,000 Active 6 DOM
14. 2026-05-30
    days on market $145,000 Active 5 DOM
15. 2026-05-25
    listed $145,000 Active

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$983/yr (+$82/mo · 305.3%)

ⓘ 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 8% 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: $14,400
• − Mortgage interest: −$8,122
• − Property taxes: −$322
• − Insurance: −$725
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,218
• Taxable loss: −$1,291
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,514/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: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Tecumseh

• Score: 70/100
• State rank: #45
• US rank: #8074

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, OK
• Population (ZIP): 11,033

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 (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 14.18%
• Current HPI: 286.31
• 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

1 event — show timeline

• 2026-05-25 Listed $145,000 MLSOK

Property tax history

+17.2%/yr

Latest (2025): $322 · +7.0% YoY. Source: county tax records.