1804 N Louisa Ave · Shawnee, OK 74804

$61,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 9 Days on market

Built 1950 7,000 sqft lot Est $44k · 39% over

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Why this score? — see what drove the C 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Available investment property in Shawnee! The property conveys as-is, as the seller will not perform any repairs. Being vacant, it's easily available to view. Buyer to verify all information.

Key facts

• Ample natural light
• Generous lot
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• AMPLE NATURAL LIGHT
• GENEROUS LOT
• OUTDOOR LIVING
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Located in the North Lawn addition; Manual geocode; directions available
• Financial info: Not assumable; Loan qualification unknown; Annual tax amount listed (not included per instructions)
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance requirement indicated
• Home design: Single-family residence; One level; Existing property
• Construction: Brick and frame construction; Shingle roof; Conventional foundation; Built (existing) — year not specified
• Exterior features: No notable exterior features listed; Campus area lot

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: One living area; Fireplace (other type); No study; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $61k).
• Cap rate 14.2% 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 Ec Ctr (384 students, 0% FRL); 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 (+2.5%/yr); 389 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).
• This rent is only 17% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $422 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $36k; list at $61k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,000

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.61% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.20%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $43,896
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 N Louisa Ave	0.07mi	2/1.0	743 (-0%)	3mo	$43,500	$59	94
1804 N Louisa Ave	0.00mi	1/1.0 (-1)	744 (0%)	15mo	$36,000	$48	83
413 W Burns St	0.69mi	2/1.0	725 (-3%)	16mo	$50,000	$69	51
913 W Franklin St	0.46mi	2/1.0	852 (+14%)	13mo	$45,000	$53	44

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.89×
• Total profit: $15,168
• Equity at exit: $9,095

10-year hold

• IRR: 29.6%
• Equity multiple: 3.58×
• Total profit: $44,038
• Equity at exit: $5,274

Cash invested: $17,080 (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 74804

• Home prices YoY: -25.1%
• Rents YoY: 2.5%
• Active inventory: 389
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$320
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $401

Break-even live

Break-even rent $475

Max offer price $61,000

Occupancy floor 54%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 N Harrison St Shawnee, OK	1.0	1.0–1.5	675	$762	$1.13	23d	2	0.94mi
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	4d	2	1.18mi

Listing history 8 events

1. 2026-06-19
   days on market $61,000 Active 9 DOM
2. 2026-06-18
   days on market $61,000 Active 8 DOM
3. 2026-06-17
   days on market $61,000 Active 7 DOM
4. 2026-06-16
   days on market $61,000 Active 6 DOM
5. 2026-06-15
   days on market $61,000 Active 5 DOM
6. 2026-06-14
   days on market $61,000 Active 3 DOM
7. 2026-06-12
   remarks 687-char remark
8. 2026-06-12
   listed $61,000 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: $361 · $30/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$188/yr (+$16/mo · 52.1%)

ⓘ 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 ≥109°F today · 18 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: $11,800
• − Mortgage interest: −$3,417
• − Property taxes: −$361
• − Insurance: −$305
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,775
• Taxable income: $4,055
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $3,844/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): 23,227
• Household income: $67,631
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 442.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 11% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -83.01%
• Current HPI: 247.115
• Rent YoY: ▲ 2.49%
• 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

+617.6% since first listed

6 events — show timeline

• 2026-06-10 Listed $61,000 MLSOK
• 2025-03-26 Sold (MLS) $36,000 MLSOK
• 2025-02-17 Pending — MLSOK
• 2025-02-05 Listed $44,000 MLSOK
• 1998-09-02 Sold (Public Records) $18,500 Public Records
• 1996-06-21 Sold (Public Records) $8,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $361 · +4.0% YoY. Source: county tax records.