413 W Pogue St · Cleveland, OK 74020

$174,000

3 bd · 2.0 ba · 1,432 sqft · SingleFamily public records

Built 2011 0.32 ac lot Est $172k · at est.

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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 +21.3/30.0
• Appreciation +10.0/10.0
• ARV discount +6.9/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 2011

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (3.1% below list).
• Recommended offer: $169k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 6.4% in Cleveland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#93 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D-.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y 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 $143k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,604 (3.1% below list)

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 D-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: 0.97% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $171,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 W Pogue St	0.00mi	3/2.0	1,432 (0%)	0mo	$170,000	$119	100
1004 W Pawnee St	0.54mi	3/2.0	1,368 (-4%)	3mo	$165,000	$121	65
200 S Division St	0.29mi	2/1.0 (-1)	1,380 (-4%)	12mo	$129,900	$94	62
305 N 7th Ave	0.55mi	3/2.0	1,560 (+9%)	3mo	$178,000	$114	57
703 N D Ave	0.75mi	3/1.5	1,360 (-5%)	2mo	$168,000	$124	53
606 N B Ave	0.73mi	3/1.0	1,360 (-5%)	1mo	$138,500	$102	53
311 N Division St	0.57mi	3/1.5	1,298 (-9%)	8mo	$178,000	$137	49
601 W Wichita Ave W	0.51mi	3/1.0	1,227 (-14%)	6mo	$48,000	$39	43
401 South Dr	0.66mi	4/2.5 (+1)	1,527 (+7%)	13mo	$210,000	$138	40
1306 Jodebo Rd	0.73mi	3/2.0	1,260 (-12%)	11mo	$175,000	$139	37
602 N B Ave	0.70mi	3/1.0	1,300 (-9%)	14mo	$156,000	$120	37
208 N Swan	0.74mi	3/1.0	1,598 (+12%)	10mo	$155,000	$97	34

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: 28.8%
• Equity multiple: 3.28×
• Total profit: $110,875
• Equity at exit: $156,753

10-year hold

• IRR: 25.0%
• Equity multiple: 7.44×
• Total profit: $313,699
• Equity at exit: $338,044

Cash invested: $48,720 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 86
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $254

Break-even live

Break-even rent $1,365

Max offer price $174,000

Occupancy floor 80%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-03-30
   historical
2. 2026-03-30
   historical
3. 2026-03-30
   listed $174,000
4. 2026-02-26
   status Active
5. 2026-02-12
   status Pending
6. 2025-12-13
   status Active
7. 2025-11-13
   status Pending
8. 2025-10-18
   listed $174,000 Active
9. 2022-12-20
   soldstatus $143,000
10. 2022-12-14
    soldstatus $143,000 Closed 544-char remark

    Show marketing remark (544 chars)

    BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

11. 2022-11-21
    status Pending 544-char remark

    Show marketing remark (544 chars)

    BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

12. 2022-10-10
    price $159,999 544-char remark

    Show marketing remark (544 chars)

    BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

13. 2022-10-08
    status Active 544-char remark

    Show marketing remark (544 chars)

    BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

14. 2022-09-15
    status Pending 544-char remark

    Show marketing remark (544 chars)

    BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

15. 2022-08-09
    price $169,999 544-char remark

    Show marketing remark (544 chars)

    BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

16. 2022-07-27
    price $189,900 544-char remark

    Show marketing remark (544 chars)

    BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

17. 2022-07-19
    listed $200,000 Active 544-char remark

    Show marketing remark (544 chars)

    BACK ON MARKET! No fault of seller! This 2 story remodeled charmer in Cleveland could be just what you've been waiting for! Featuring 3 bedrooms (2 up, 1 down), 2 bathrooms, and a large bonus room all wrapped up in 1,432sqft. New carpet upstairs, freshly painted, and other updates throughout. Kitchen opens up to living room. Master bedroom/bathroom downstairs, guest bedrooms, bathroom, and bonus room upstairs, This house has a brand new roof and HVAC, and features a single car garage. Don't miss your opportunity! Schedule a showing today!

18. 2018-04-16
    soldstatus $115,500
19. 2018-03-13
    soldstatus $98,000
20. 2018-03-08
    soldstatus $98,000
21. 2018-01-15
    listed $99,900
22. 2012-02-15
    historical
23. 2011-08-22
    listed $80,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,566 · $130/mo
• Expected delta: +$447/yr (+$37/mo · 39.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,232
• − Mortgage interest: −$9,747
• − Property taxes: −$1,119
• − Insurance: −$870
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$5,062
• Taxable income: $198
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,997/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Cleveland

• Score: 67/100
• State rank: #93
• US rank: #10844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OK
• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

+117.5% since first listed

23 events — show timeline

• 2026-03-30 Listed $174,000 MLS Technology, Inc.
• 2026-03-30 Listing Removed — MLS Technology, Inc.
• 2026-03-30 Listing Removed — MLS Technology, Inc.
• 2026-02-26 Relisted — MLS Technology, Inc.
• 2026-02-12 Pending — MLS Technology, Inc.
• 2025-12-13 Relisted — MLS Technology, Inc.
• 2025-11-13 Pending — MLS Technology, Inc.
• 2025-10-18 Listed $174,000 MLS Technology, Inc.
• 2022-12-20 Sold (Public Records) $143,000 Public Records
• 2022-12-14 Sold (MLS) $143,000 MLS Technology, Inc.
• 2022-11-21 Pending — MLS Technology, Inc.
• 2022-10-10 Price Changed $159,999 MLS Technology, Inc.
• 2022-10-08 Relisted — MLS Technology, Inc.
• 2022-09-15 Pending — MLS Technology, Inc.
• 2022-08-09 Price Changed $169,999 MLS Technology, Inc.
• 2022-07-27 Price Changed $189,900 MLS Technology, Inc.
• 2022-07-19 Listed $200,000 MLS Technology, Inc.
• 2018-04-16 Sold (Public Records) $115,500 Public Records
• 2018-03-13 Sold (Public Records) $98,000 Public Records
• 2018-03-08 Sold (MLS) $98,000 MLS Technology, Inc.
• 2018-01-15 Listed $99,900 MLS Technology, Inc.
• 2012-02-15 Listing Removed — MLS Technology, Inc.
• 2011-08-22 Listed $80,000 MLS Technology, Inc.

Property tax history

+0.1%/yr

Latest (2025): $1,119 · +7.7% YoY. Source: county tax records.