509 E Park St · Tecumseh, OK 74873

$93,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 6 Days on market

Built 1996 0.32 ac lot Est $127k · 27% under

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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 +7.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

You will love this great relaxing floorplan, well kept home with a large yard, Oversize shop, and underground storm shelter. The home has Bluetooth security cameras, walk in shower, all black kitchen appliances, and a gas heater in case of power outage. The shop has large double doors, fully insulated, and heat & air conditioning for comfort. Large underground concreate storm shelter, and large storage shed. Don't let this one get away, call today for a showing.

Key facts

• Oversize shop
• Large yard
• Walk in shower

Tags

• LARGE YARD
• OVERSIZE SHOP
• UNDERGROUND STORM SHELTER
• BLUETOOTH SECURITY CAMERAS
• WALK IN SHOWER
• BLACK KITCHEN APPLIANCES

Property features AI

Finance

• Other: Living area listed as 1,120 (assessor source)
• Financial info: Assumable: No; Current price listed (per listing information)
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single-family residence; One level; Residential property; Mobile construction
• Construction: Composition roof (replaced/installed 2015); Combination foundation
• Exterior features: Covered patio; Interior lot; Below-ground storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Cap rate 11.1% vs local median 5.9% in Tecumseh — 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 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: Barnard Es (282 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 $10k of equity ($643 loan paydown + $9k 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $93k implies a 485% gain — meaningful room to come down on a strong offer.

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 $93,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $126,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 E Washington St	0.12mi	3/1.0	1,092 (-2%)	1mo	$73,250	$67	85
623 N 4th St	0.40mi	3/1.5	1,131 (+1%)	2mo	$168,000	$149	76
212 E Beech St	0.38mi	3/2.0	1,152 (+3%)	6mo	$130,000	$113	72
702 E Washington St	0.16mi	3/1.0	1,006 (-10%)	8mo	$130,000	$129	64
612 Nichols Ave	0.52mi	3/1.5	1,050 (-6%)	1mo	$110,000	$105	62
314 E Locust St	0.35mi	3/1.5	1,245 (+11%)	3mo	$140,000	$112	60
803 N Sharon St	0.49mi	3/1.0	1,180 (+5%)	5mo	$133,500	$113	60
707 E Washington St	0.17mi	3/1.0	957 (-15%)	9mo	$128,000	$134	56
122 Robin Ln	0.40mi	3/1.0	988 (-12%)	2mo	$107,000	$108	56
404 S 6th St	0.59mi	3/2.0	1,035 (-8%)	9mo	$125,000	$121	52
303 Liza Ln	0.43mi	3/1.5	957 (-15%)	2mo	$122,500	$128	52
410 W Main St	0.61mi	3/2.0	1,232 (+10%)	9mo	$76,999	$62	47

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: 37.1%
• Equity multiple: 3.86×
• Total profit: $74,534
• Equity at exit: $83,782

10-year hold

• IRR: 31.9%
• Equity multiple: 8.70×
• Total profit: $200,638
• Equity at exit: $180,679

Cash invested: $26,040 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $375

Break-even live

Break-even rent $725

Max offer price $93,000

Occupancy floor 64%

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: $23,250
• Closing costs: $2,790
• 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	10d	1	0.06mi

Listing history 6 events

1. 2026-06-17
   status $93,000 Pending 6 DOM
2. 2026-06-16
   days on market $93,000 Active 6 DOM
3. 2026-06-15
   days on market $93,000 Active 5 DOM
4. 2026-06-14
   days on market $93,000 Active 3 DOM
5. 2026-06-12
   remarks 468-char remark
6. 2026-06-12
   listed $93,000 Active 2 DOM

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $837 · $70/mo
• Expected delta: +$283/yr (+$24/mo · 51.1%)

ⓘ 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 ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: −$5,209
• − Property taxes: −$554
• − Insurance: −$465
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,705
• Taxable income: $3,162
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $3,746/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

+785.7% since first listed

3 events — show timeline

• 2026-06-10 Listed $93,000 MLSOK
• 1999-09-25 Sold (Public Records) $15,900 Public Records
• 1996-12-05 Sold (Public Records) $10,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $554 · +5.5% YoY. Source: county tax records.