819 N Park Ave · Shawnee, OK 74801

$89,900

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 80 Days on market

Built 1940 7,501 sqft lot Est $101k · 11% under

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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 +28.6/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Charming and well-maintained home in a convenient location near shopping, dining, parks, and schools. This property offers comfortable living space with a functional layout, featuring 3 bedrooms and 2 full bathrooms—ideal for homeowners or investors alike. Enjoy the inviting front porch, perfect for relaxing mornings or evenings. The property also includes excellent options for hobbies, storage, or projects. Pride of ownership is evident throughout, offering a move-in-ready opportunity with added flexibility and functionality. A great opportunity to own a home that combines comfort, practicality, and potential in a desirable location. Priced to sell, don't miss out on your next chapte

Key facts

• Inviting front porch
• Convenient location
• 7,501 sq ft lot

Tags

• CONVENIENT LOCATION
• INVITING FRONT PORCH
• MOVE-IN-READY OPPORTUNITY
• FLEXIBILITY AND FUNCTIONALITY

Property features AI

Finance

• Other: Property listed active and unoccupied; Living area documented as 1,318 (assessor)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One story; Residential property; Existing property
• Construction: Concrete, frame and vinyl siding construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered patio; Outdoor storage; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 2.8% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1940 — 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 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?
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: 1.19% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $101,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 N Louisa Ave	0.17mi	2/1.0 (-1)	1,229 (-7%)	3mo	$43,500	$35	74
712 W Kirk St	0.47mi	3/1.0	1,395 (+6%)	1mo	$166,000	$119	68
1207 N Beard Ave	0.37mi	3/1.5	1,428 (+8%)	3mo	$110,000	$77	65
607 W Poplar St	0.46mi	3/2.0	1,216 (-8%)	1mo	$45,000	$37	61
513 N Dorothy Ave	0.60mi	2/2.0 (-1)	1,294 (-2%)	2mo	$136,900	$106	58
601 N Bonita Ave	0.64mi	4/2.0 (+1)	1,350 (+2%)	0mo	$155,000	$115	57
222 W Highland St	0.45mi	3/2.0	1,464 (+11%)	2mo	$106,000	$72	55
619 N Chapman Ave	0.40mi	2/2.0 (-1)	1,182 (-10%)	3mo	$81,500	$69	53
1220 W Dewey St	0.70mi	3/2.0	1,232 (-6%)	1mo	$120,000	$97	52
624 W Kirk St	0.45mi	4/2.0 (+1)	1,474 (+12%)	1mo	$184,900	$125	50
220 N Aydelotte Ave	0.73mi	3/1.5	1,186 (-10%)	3mo	$43,500	$37	45
515 W 10th St	0.69mi	3/2.0	1,131 (-14%)	3mo	$43,500	$38	38

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,040
• Equity at exit: $13,404

10-year hold

• IRR: 13.5%
• Equity multiple: 2.07×
• Total profit: $26,858
• Equity at exit: $7,773

Cash invested: $25,172 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $296

Break-even live

Break-even rent $695

Max offer price $89,900

Occupancy floor 67%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	20d	1	0.67mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	4d	1	0.74mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$898	$0.92	23d	5	1.24mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	4d	1	1.25mi

Listing history 17 events

1. 2026-06-19
   days on market $89,900 Active 80 DOM
2. 2026-06-18
   days on market $89,900 Active 79 DOM
3. 2026-06-17
   days on market $89,900 Active 78 DOM
4. 2026-06-16
   days on market $89,900 Active 77 DOM
5. 2026-06-15
   days on market $89,900 Active 76 DOM
6. 2026-06-14
   days on market $89,900 Active 74 DOM
7. 2026-06-12
   days on market $89,900 Active 73 DOM
8. 2026-06-09
   days on market $89,900 Active 70 DOM
9. 2026-06-08
   days on market $89,900 Active 69 DOM
10. 2026-06-07
    days on market $89,900 Active 68 DOM
11. 2026-06-05
    days on market $89,900 Active 65 DOM
12. 2026-06-02
    pricedays on market $89,900 Active 63 DOM
13. 2026-06-01
    days on market $99,900 Active 62 DOM
14. 2026-05-31
    days on market $99,900 Active 61 DOM
15. 2026-05-30
    days on market $99,900 Active 60 DOM
16. 2026-03-30
    listed $99,900 Active
17. 1996-08-22
    soldstatus $25,000

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$326/yr (+$27/mo · 67.5%)

ⓘ 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 5/10 Major
• 🌡 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: $12,832
• − Mortgage interest: −$5,036
• − Property taxes: −$483
• − Insurance: −$450
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,615
• Taxable income: $2,195
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $3,021/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): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

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 (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• 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

+299.6% since first listed

2 events — show timeline

• 2026-03-30 Listed $99,900 MLSOK
• 1996-08-22 Sold (Public Records) $25,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $483 · +3.0% YoY. Source: county tax records.