807 N C Ave · Cleveland, OK 74020

$117,500

3 bd · 1.0 ba · 1,976 sqft · SingleFamily public records · 61 Days on market

Built 1960 6,482 sqft lot Est $207k · 43% under ↓ 24% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Looking for a renovation? Bring your vision to this 1960 charmer! With approximately 1976 sq feet there is plenty of room to make it your own. Selling AS IS. No repairs to be made by the sellers.

Key facts

• 6,482 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Attached garage (1 car); Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Built with aluminum siding, brick, and wood frame; Metal roof
• Exterior features: Concrete driveway; Covered porch; Full yard fencing

Interior

• Kitchen: Oven; Range; Refrigerator; Disposal
• Bedrooms: Multiple first-floor bedrooms including a master bedroom
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: Two full bathrooms including a master bath with bathtub and a hall bath with shower
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Ceramic and laminate counters; Electric oven and range connections; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Interior utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 6.5% in Cleveland — 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 67/100 on livability (#93 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D-.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 89 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($812 loan paydown + $12k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1960 — 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 D-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. 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: 1.42% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.31%
• DSCR: 1.95
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $207,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Dogwood Ct	0.16mi	3/2.0	1,923 (-3%)	13mo	$198,000	$103	73
309 W Kaw Ave	0.09mi	3/2.0	1,862 (-6%)	11mo	$220,000	$118	73
711 N Broadway St	0.29mi	3/2.0	1,901 (-4%)	12mo	$198,000	$104	66
604 Center	0.25mi	3/2.5	1,908 (-3%)	18mo	$150,000	$79	62
601 Miami St NW	0.18mi	3/2.0	1,755 (-11%)	12mo	$195,000	$111	59
514 W Wichita Ave	0.44mi	3/1.5	1,824 (-8%)	7mo	$92,000	$50	59
906 Aspenwood St	0.64mi	3/2.0	1,843 (-7%)	6mo	$282,000	$153	50
512 Cherokee St	0.67mi	4/1.5 (+1)	2,112 (+7%)	1mo	$179,500	$85	49
500 W Delaware St	0.59mi	3/2.5	1,860 (-6%)	13mo	$205,000	$110	46
306 N Division St	0.42mi	3/2.0	2,240 (+13%)	10mo	$235,000	$105	46
204 N Dunlap St	0.62mi	4/2.0 (+1)	2,228 (+13%)	9mo	$87,930	$39	34
914 Waterstone Dr	0.67mi	3/2.0	1,745 (-12%)	14mo	$235,000	$135	34

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: 40.2%
• Equity multiple: 4.08×
• Total profit: $101,184
• Equity at exit: $105,853

10-year hold

• IRR: 34.7%
• Equity multiple: 9.17×
• Total profit: $268,661
• Equity at exit: $228,277

Cash invested: $32,900 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 89
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $584

Break-even live

Break-even rent $929

Max offer price $117,500

Occupancy floor 60%

Sensitivity live

Price	-10% $651	-5% $618	+0% $584	+5% $551	+10% $518
Rent	-10% $452	-5% $518	+0% $584	+5% $650	+10% $716
Rate	-1.0pp $643	-0.5pp $614	base $584	+0.5pp $554	+1.0pp $523

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-03-06
   status Active
3. 2026-02-26
   status Pending
4. 2026-02-18
   listed $117,500 Active
5. 2026-02-09
   historical
6. 2026-01-13
   price $120,000
7. 2025-10-25
   price $144,900
8. 2025-09-23
   price $149,900
9. 2025-08-11
   listed $155,000 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: $826 · $69/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$232/yr (+$19/mo · 28.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,024
• − Mortgage interest: −$6,582
• − Property taxes: −$826
• − Insurance: −$588
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$3,418
• Taxable income: $5,407
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $5,714/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Cleveland

• Score: 67/100
• State rank: #93
• US rank: #10844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OK
• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

-24.2% since first listed

9 events — show timeline

• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-03-06 Relisted — MLS Technology, Inc.
• 2026-02-26 Pending — MLS Technology, Inc.
• 2026-02-18 Listed $117,500 MLS Technology, Inc.
• 2026-02-09 Listing Removed — MLS Technology, Inc.
• 2026-01-13 Price Changed $120,000 MLS Technology, Inc.
• 2025-10-25 Price Changed $144,900 MLS Technology, Inc.
• 2025-09-23 Price Changed $149,900 MLS Technology, Inc.
• 2025-08-11 Listed $155,000 MLS Technology, Inc.

Property tax history

+3.5%/yr

Latest (2025): $826 · +6.0% YoY. Source: county tax records.