1412 Pennsylvania · Hartshorne, OK 74547

$25,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 69 Days on market

Built 1943 10,725 sqft lot ↓ 17% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Fixer upper home located on Pennsylvania Ave. This home is located on a nice lot. House would make a great investment property.

Key facts

• 0.25 acre lot
• Built 1943
• Listed 69 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Brick and wood-frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Front porch

Interior

• Bathrooms: 1 full bathroom
• Interior features: Laminate counters; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#391 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, schools F, amenities F.
• Hartshorne (town): math 6% / reading 9% proficiency, ranked #257 of 270 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (6.3% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1943 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.18% ✓
• Cap rate: 37.99%
• Cash-on-cash: 113.19%
• DSCR: 6.04
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $76,824
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1424 Lehigh Ave	0.08mi	3/1.0	1,105 (-5%)	21mo	$92,000	$83	70
1038 Lehigh Ave	0.41mi	2/1.0 (-1)	1,148 (-1%)	4mo	$45,000	$39	70
1509 Pawnee Ave	0.16mi	2/2.0 (-1)	1,088 (-6%)	3mo	$112,000	$103	70
1013 Carbon	0.50mi	3/1.0	1,103 (-5%)	10mo	$45,000	$41	60
966 N 12th St	0.67mi	3/1.0	1,280 (+10%)	22mo	$85,000	$66	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.10×
• Total profit: $49,720
• Equity at exit: $16,181

10-year hold

• IRR: —
• Equity multiple: 17.18×
• Total profit: $113,236
• Equity at exit: $29,754

Cash invested: $7,000 (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 74547

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $660

Break-even live

Break-even rent $210

Max offer price $25,000

Occupancy floor 32%

Sensitivity live

Price	-10% $674	-5% $667	+0% $660	+5% $653	+10% $646
Rent	-10% $578	-5% $619	+0% $660	+5% $702	+10% $743
Rate	-1.0pp $673	-0.5pp $667	base $660	+0.5pp $654	+1.0pp $647

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-02-25
   listed $25,000 Active
3. 2026-02-24
   historical
4. 2026-02-19
   price $25,000
5. 2025-08-26
   listed $30,000 Active

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $292 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $12,549
• − Mortgage interest: −$1,400
• − Property taxes: −$292
• − Insurance: −$125
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$727
• Taxable income: $7,996
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $6,004/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: Hartshorne
• NCES district ID: 4013920
• Math proficiency: 6% ▼ -18.00%
• Reading proficiency: 9% ▼ -11.00%
• Median HH income: $43,191
• Composite: 6.89/100
• National rank: #9979
• State rank: #257 of 270 in OK

Livability — Hartshorne

• Score: 59/100
• State rank: #391
• US rank: #20117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartshorne, OK
• Population (ZIP): 3,014

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Two or more races 28% Native American 9% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.29%
• Current HPI: 244.0253
• 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

-16.7% since first listed

5 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-02-25 Listed $25,000 MLS Technology, Inc.
• 2026-02-24 Listing Removed — MLS Technology, Inc.
• 2026-02-19 Price Changed $25,000 MLS Technology, Inc.
• 2025-08-26 Listed $30,000 MLS Technology, Inc.

Property tax history

+3.9%/yr

Latest (2025): $292 · -5.5% YoY. Source: county tax records.