909 E Park St · Tecumseh, OK 74873

$145,000

5 bd · 2.0 ba · 2,003 sqft · SingleFamily public records · 291 Days on market

Built 1960 1.00 ac lot Est $260k · 44% 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 +8.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

Key facts

• New carpet
• Converted garage
• 1 acre

Tags

• CONVERTED GARAGE
• 1 ACRE
• BACK YARD AREA
• ABOVE GROUND SWIMMING POOL
• NEW CARPET
• NEW ELECTRICAL PANEL

Property features AI

Finance

• Other: Interior lot on a rural setting; Approximately 1 acre
• Financial info: Listing offered as-is; acceptable financing: Cash or Conventional; not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single family residence; Residential property; Two levels; Faces south; Existing property
• Construction: Frame construction; Metal roof; Combination foundation; Built status: Existing
• Exterior features: Vinyl private pool; No notable exterior features listed

Interior

• Kitchen: Gas range (free-standing); Gas oven (free-standing)
• Bedrooms: 5 bedrooms
• Flooring: Concrete; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: Other; Cooling: Window units
• Interior features: Ceiling fans; In-law floor plan; Two living areas; Inside utility / optional living area
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 Ms (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 451 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: 100 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $55k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $145k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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: 1.31% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $260,390
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 N Kimberly Rd	0.17mi	4/2.0 (-1)	1,889 (-6%)	20mo	$246,500	$130	61

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: 38.3%
• Equity multiple: 3.94×
• Total profit: $119,518
• Equity at exit: $130,627

10-year hold

• IRR: 33.0%
• Equity multiple: 8.88×
• Total profit: $319,919
• Equity at exit: $281,703

Cash invested: $40,600 (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: 100
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $638

Break-even live

Break-even rent $1,093

Max offer price $145,000

Occupancy floor 61%

Sensitivity live

Price	-10% $720	-5% $679	+0% $638	+5% $596	+10% $555
Rent	-10% $487	-5% $562	+0% $638	+5% $713	+10% $788
Rate	-1.0pp $711	-0.5pp $674	base $638	+0.5pp $600	+1.0pp $562

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 N 13th St Tecumseh, OK	4.0	3.0	2343	$1,900	$0.81	25d	1	1.36mi

Listing history 41 events

1. 2026-06-21
   days on market $145,000 Active 291 DOM
2. 2026-06-19
   days on market $145,000 Active 289 DOM
3. 2026-06-18
   days on market $145,000 Active 288 DOM
4. 2026-06-17
   days on market $145,000 Active 287 DOM
5. 2026-06-16
   days on market $145,000 Active 286 DOM
6. 2026-06-15
   days on market $145,000 Active 285 DOM
7. 2026-06-14
   days on market $145,000 Active 283 DOM
8. 2026-06-12
   days on market $145,000 Active 282 DOM
9. 2026-06-09
   days on market $145,000 Active 279 DOM
10. 2026-06-09
    price $145,000 Active 278 DOM
11. 2026-06-08
    days on market $155,000 Active 278 DOM
12. 2026-06-07
    days on market $155,000 Active 277 DOM
13. 2026-06-02
    days on market $155,000 Active 272 DOM
14. 2026-06-01
    days on market $155,000 Active 271 DOM
15. 2026-05-31
    days on market $155,000 Active 270 DOM
16. 2026-05-30
    days on market $155,000 Active 269 DOM
17. 2026-04-19
    status Active
18. 2026-04-09
    status Pending
19. 2026-01-13
    status Active
20. 2026-01-02
    price $155,000
21. 2025-09-18
    status Active
22. 2025-09-18
    price $175,000
23. 2025-08-19
    historical
24. 2025-07-18
    listed $200,000 Active
25. 2023-06-02
    historical
26. 2023-05-25
    status Active
27. 2023-05-13
    status Pending
28. 2023-03-30
    price $125,000
29. 2022-12-01
    listed $140,000 Active
30. 2019-07-08
    soldstatus $31,500 Sold 278-char remark

    Show marketing remark (278 chars)

    Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

31. 2019-06-19
    status Pending 278-char remark

    Show marketing remark (278 chars)

    Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

32. 2019-06-18
    price $31,500 278-char remark

    Show marketing remark (278 chars)

    Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

33. 2019-05-09
    price $37,500 278-char remark

    Show marketing remark (278 chars)

    Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

34. 2019-04-17
    price $39,900 278-char remark

    Show marketing remark (278 chars)

    Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

35. 2019-03-29
    price $42,500 278-char remark

    Show marketing remark (278 chars)

    Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

36. 2019-02-28
    price $50,750 278-char remark

    Show marketing remark (278 chars)

    Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

37. 2019-01-29
    listed $54,900 Active 278-char remark

    Show marketing remark (278 chars)

    Spacious 5 bed 1.5 bath home with 2 car attached garage on large 1 acre (MOL) lot in beautiful Tecumseh, OK. Home features large living room, good sized bedrooms, large kitchen, and a metal roof. Make an appointment for a private showing today. Buyers to verify all information.

38. 2005-05-02
    soldstatus $37,000
39. 2004-09-02
    historical
40. 2004-08-31
    listed $45,000
41. 1998-06-11
    soldstatus $50,000

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$793/yr (+$66/mo · 154.9%)

ⓘ 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 8/10 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: $22,800
• − Mortgage interest: −$8,122
• − Property taxes: −$512
• − Insurance: −$725
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,218
• Taxable income: $5,575
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $6,312/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

+210.0% since first listed

25 events — show timeline

• 2026-04-19 Relisted — MLSOK
• 2026-04-09 Pending — MLSOK
• 2026-01-13 Relisted — MLSOK
• 2026-01-02 Price Changed $155,000 MLSOK
• 2025-09-18 Relisted — MLSOK
• 2025-09-18 Price Changed $175,000 MLSOK
• 2025-08-19 Listing Removed — MLSOK
• 2025-07-18 Listed $200,000 MLSOK
• 2023-06-02 Listing Removed — MLSOK
• 2023-05-25 Relisted — MLSOK
• 2023-05-13 Pending — MLSOK
• 2023-03-30 Price Changed $125,000 MLSOK
• 2022-12-01 Listed $140,000 MLSOK
• 2019-07-08 Sold (MLS) $31,500 MLSOK
• 2019-06-19 Pending — MLSOK
• 2019-06-18 Price Changed $31,500 MLSOK
• 2019-05-09 Price Changed $37,500 MLSOK
• 2019-04-17 Price Changed $39,900 MLSOK
• 2019-03-29 Price Changed $42,500 MLSOK
• 2019-02-28 Price Changed $50,750 MLSOK
• 2019-01-29 Listed $54,900 MLSOK
• 2005-05-02 Sold (MLS) $37,000 MLSOK
• 2004-09-02 Listing Removed — MLSOK
• 2004-08-31 Listed $45,000 MLSOK
• 1998-06-11 Sold (Public Records) $50,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $512 · +6.9% YoY. Source: county tax records.