1000 N Mckinley St · Seminole, OK 74868

$85,000

2 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 62 Days on market

Built 1930 0.26 ac lot ↓ 29% since listing

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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 +27.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

From the entry to the back deck this home is CUTE! 3 bedroom, 1 bath with arch style entry, newer roof, exterior paint, windows, covered porch, back deck. Inside home has newer carpet, lighting, fixtures, ceiling fans, paint, added insulation and more. Home has refinished original hardwood floors, additional bathroom storage, hall closet and more! Nice size corner lot with mature landscaping and 2-car driveway complete the look!

Key facts

• Covered porch
• Arch style entry
• Corner lot

Tags

• CORNER LOT
• ARCH STYLE ENTRY
• COVERED PORCH
• ADDED INSULATION
• ORIGINAL HARDWOOD FLOORS
• ADDITIONAL BATHROOM STORAGE

Property features AI

Finance

• Other: Homestead exempt; Located in Clarland Terrace addition; Occupied (rented/leased); Corner lot size approximately 0.2584 acres
• Financial info: Not assumable; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single family residence; One-level home; Residential property; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Chain link fencing; Corner lot

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window cooling units
• Interior features: Living area with one living area; No fireplace
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.8% in Seminole — 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 (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $15k; list at $85k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1930 — 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 D 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: 1.13% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $45,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Hoover St	0.10mi	2/1.0	1,060 (-1%)	6mo	$49,000	$46	88
1120 Eureka St	0.34mi	2/1.0	1,084 (+1%)	3mo	$45,000	$42	80
1314 Roosevelt St	0.29mi	3/1.0 (+1)	1,092 (+2%)	6mo	$26,000	$24	74
801 Hoover St	0.12mi	2/1.0	1,184 (+10%)	8mo	$18,600	$16	71
1412 Ideal St	0.43mi	2/1.0	1,104 (+3%)	7mo	$120,000	$109	69
1509 Boren Blvd	0.60mi	2/1.0	1,100 (+2%)	2mo	$15,500	$14	66
600 Hoover St	0.28mi	3/1.0 (+1)	1,152 (+7%)	7mo	$17,000	$15	64
307 W Evans Ave	0.62mi	2/1.0	1,136 (+6%)	4mo	$6,500	$6	58
1222 Gessel St	0.29mi	3/1.0 (+1)	1,188 (+11%)	8mo	$21,000	$18	57
813 W College Ave	0.24mi	3/1.0 (+1)	912 (-15%)	6mo	$47,500	$52	54
1313 Jefferson St	0.45mi	3/1.0 (+1)	1,170 (+9%)	8mo	$109,000	$93	52
1503 Foster Ave	0.57mi	3/1.0 (+1)	1,000 (-7%)	7mo	$130,000	$130	52

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: 33.1%
• Equity multiple: 3.58×
• Total profit: $61,457
• Equity at exit: $76,575

10-year hold

• IRR: 28.5%
• Equity multiple: 8.10×
• Total profit: $168,983
• Equity at exit: $165,136

Cash invested: $23,800 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $238

Break-even live

Break-even rent $660

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 62 DOM
2. 2026-06-17
   days on market $85,000 Active 61 DOM
3. 2026-06-16
   days on market $85,000 Active 60 DOM
4. 2026-06-15
   days on market $85,000 Active 59 DOM
5. 2026-06-13
   days on market $85,000 Active 57 DOM
6. 2026-06-12
   days on market $85,000 Active 56 DOM
7. 2026-06-09
   days on market $85,000 Active 53 DOM
8. 2026-06-08
   days on market $85,000 Active 52 DOM
9. 2026-06-08
   days on market $85,000 Active 51 DOM
10. 2026-06-07
    days on market $85,000 Active 50 DOM
11. 2026-06-04
    days on market $85,000 Active 47 DOM
12. 2026-06-02
    days on market $85,000 Active 46 DOM
13. 2026-06-01
    days on market $85,000 Active 45 DOM
14. 2026-05-31
    days on market $85,000 Active 44 DOM
15. 2026-04-17
    listed $85,000 Active
16. 2019-12-30
    soldstatus $14,667
17. 2018-09-07
    soldstatus $47,500
18. 2018-09-04
    soldstatus $47,500 433-char remark

    Show marketing remark (433 chars)

    From the entry to the back deck this home is CUTE! 3 bedroom, 1 bath with arch style entry, newer roof, exterior paint, windows, covered porch, back deck. Inside home has newer carpet, lighting, fixtures, ceiling fans, paint, added insulation and more. Home has refinished original hardwood floors, additional bathroom storage, hall closet and more! Nice size corner lot with mature landscaping and 2-car driveway complete the look!

19. 2018-04-16
    listed $49,500 433-char remark

    Show marketing remark (433 chars)

    From the entry to the back deck this home is CUTE! 3 bedroom, 1 bath with arch style entry, newer roof, exterior paint, windows, covered porch, back deck. Inside home has newer carpet, lighting, fixtures, ceiling fans, paint, added insulation and more. Home has refinished original hardwood floors, additional bathroom storage, hall closet and more! Nice size corner lot with mature landscaping and 2-car driveway complete the look!

20. 2008-06-14
    soldstatus $120,000

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$280/yr (+$23/mo · 57.7%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 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: $11,545
• − Mortgage interest: −$4,761
• − Property taxes: −$485
• − Insurance: −$425
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,473
• Taxable income: $1,554
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,489/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

-29.2% since first listed

6 events — show timeline

• 2026-04-17 Listed $85,000 MLSOK
• 2019-12-30 Sold (Public Records) $14,667 Public Records
• 2018-09-07 Sold (Public Records) $47,500 Public Records
• 2018-09-04 Sold (MLS) $47,500 MLSOK
• 2018-04-16 Listed $49,500 MLSOK
• 2008-06-14 Sold (Public Records) $120,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $485 · -3.0% YoY. Source: county tax records.