611 N Division St · Cleveland, OK 74020

$174,900

2 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 66 Days on market

Built 1920 7,306 sqft lot Est $167k · at est.

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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 +13.6/30.0
• Appreciation +10.0/10.0
• ARV discount +5.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming and updated home on a spacious corner lot. This beautifully updated 4 bedroom, 1.5 bath home offers the perfect blend of modern touches and classic comfort. Step inside to find fresh paint, stylish new fixtures and new flooring throughout. The fully updated bathroom features a sleek tile shower, and the kitchen comes equipped with newer appliances. Enjoy the large yard on a corner lot providing extra outdoor space and curb appeal!

Key facts

• Newer appliances
• Large yard
• Spacious corner lot

Tags

• SPACIOUS CORNER LOT
• UPDATED BATHROOM
• TILE SHOWER
• NEWER APPLIANCES
• LARGE YARD
• OUTDOOR SPACE

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2 stories; Faces north; Slab foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Landscaping; Exterior lighting; Covered porch; Shed(s); Full fencing; Corner lot

Interior

• Kitchen: Microwave; Oven; Range
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heating present; Electric heating; Gas heating; Heat pump
• Interior features: Laminate counters; Ceiling fan(s); Other interior features
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $10 ($119/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 $154k (11.8% below list).
• Recommended offer: $154k (11.8% below list) — sets the bar for 1% rule.

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: 89 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 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $16k; list at $175k implies a 993% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,250 (11.8% below list)

Questions for the listing agent

1. It's been on market 66 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 1920 — 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 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?
6. 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?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $167,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 N B Ave	0.10mi	3/1.0 (+1)	1,360 (-1%)	1mo	$138,500	$102	88
703 N D Ave	0.21mi	3/1.5 (+1)	1,360 (-1%)	2mo	$168,000	$124	80
202 W Ponca Ave	0.14mi	3/2.0 (+1)	1,398 (+2%)	6mo	$247,000	$177	76
311 N Division St	0.20mi	3/1.5 (+1)	1,298 (-5%)	8mo	$178,000	$137	68
200 S Division St	0.50mi	2/1.0	1,380 (+1%)	12mo	$129,900	$94	66
709 N D Ave	0.21mi	3/2.0 (+1)	1,476 (+8%)	7mo	$155,000	$105	63
1004 W Pawnee St	0.70mi	3/2.0 (+1)	1,368 (-0%)	3mo	$165,000	$121	55
601 W Wichita Ave W	0.43mi	3/1.0 (+1)	1,227 (-11%)	6mo	$48,000	$39	52
100 Birch Ct	0.33mi	3/1.5 (+1)	1,200 (-12%)	12mo	$146,000	$122	47
634 Hickory Dr	0.52mi	3/2.0 (+1)	1,476 (+8%)	8mo	$195,000	$132	47
305 N 7th Ave	0.45mi	3/2.0 (+1)	1,560 (+14%)	3mo	$178,000	$114	45
321 N Gilbert Ave	0.63mi	3/1.5 (+1)	1,238 (-10%)	3mo	$170,000	$137	45

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: 24.5%
• Equity multiple: 2.96×
• Total profit: $95,908
• Equity at exit: $157,564

10-year hold

• IRR: 21.6%
• Equity multiple: 6.76×
• Total profit: $281,984
• Equity at exit: $339,792

Cash invested: $48,972 (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: 89
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $10

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 94%

Sensitivity live

Price	-10% $131	-5% $70	+0% $10	+5% $-51	+10% $-111
Rent	-10% $-112	-5% $-51	+0% $10	+5% $71	+10% $132
Rate	-1.0pp $98	-0.5pp $54	base $10	+0.5pp $-35	+1.0pp $-82

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $174,900 Active 66 DOM
2. 2026-06-18
   days on market $174,900 Active 63 DOM
3. 2026-06-17
   days on market $174,900 Active 62 DOM
4. 2026-06-16
   days on market $174,900 Active 61 DOM
5. 2026-06-15
   days on market $174,900 Active 60 DOM
6. 2026-06-13
   days on market $174,900 Active 58 DOM
7. 2026-06-10
   days on market $174,900 Active 55 DOM
8. 2026-06-09
   days on market $174,900 Active 54 DOM
9. 2026-06-08
   days on market $174,900 Active 53 DOM
10. 2026-06-07
    days on market $174,900 Active 52 DOM
11. 2026-06-03
    days on market $174,900 Active 48 DOM
12. 2026-06-02
    days on market $174,900 Active 47 DOM
13. 2026-06-01
    days on market $174,900 Active 46 DOM
14. 2026-05-31
    days on market $174,900 Active 45 DOM
15. 2026-04-16
    listed $174,900 Active
16. 2026-04-10
    historical
17. 2026-02-13
    price $179,900
18. 2025-10-10
    listed $186,000 Active
19. 2019-05-24
    historical
20. 2018-12-22
    historical
21. 2018-12-21
    listed $48,500
22. 2018-06-22
    listed $52,500
23. 2002-07-01
    historical
24. 2002-01-22
    listed $27,000
25. 1995-07-13
    soldstatus $16,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $18,510
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$5,088
• Taxable loss: −$2,835
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $799/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

+993.1% since first listed

11 events — show timeline

• 2026-04-16 Listed $174,900 MLS Technology, Inc.
• 2026-04-10 Listing Removed — MLS Technology, Inc.
• 2026-02-13 Price Changed $179,900 MLS Technology, Inc.
• 2025-10-10 Listed $186,000 MLS Technology, Inc.
• 2019-05-24 Listing Removed — MLS Technology, Inc.
• 2018-12-22 Listing Removed — MLS Technology, Inc.
• 2018-12-21 Listed $48,500 MLS Technology, Inc.
• 2018-06-22 Listed $52,500 MLS Technology, Inc.
• 2002-07-01 Listing Removed — MLS Technology, Inc.
• 2002-01-22 Listed $27,000 MLS Technology, Inc.
• 1995-07-13 Sold (Public Records) $16,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $333 · +0.6% YoY. Source: county tax records.