218 W Seminole Ave · Seminole, OK 74868

$75,000

3 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 62 Days on market

Built 1927 0.32 ac lot Est $124k · 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Two properties for one price! 218 W. Seminole is a 2 bedroom, 1 bedroom home with central heat and air. It has newer vinyl flooring in the living room, kitchen, and bedroom. Next door is a second home at 220 W. Seminole which is unfinished but would make a great project. It does have a newer: roof, water heater and central heat and air. Behind 220 W. Seminole is a structure with the address of 511 Highland which has no value. This home has been an investment property for several years and could be bundled with additional homes listed (See MLS 1223149, 1223122, 1223170, 1222963)

Key facts

• 0.32 acre lot
• Built 1927
• Listed 61 days

Property features AI

Finance

• Other: Occupied (rented/leased); Living area reported as 1,200 (assessor)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Existing property; Located in the Fairmount addition; Homestead eligible
• Construction: Frame construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Corner lot; No exterior features listed

Interior

• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Vinyl flooring; Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 4.8% in Seminole — 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 (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $15k; list at $75k implies a 411% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1927 — 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. 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: 1.55% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.58%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $124,062
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 W Seminole Ave	0.04mi	3/1.0	1,388 (-3%)	2mo	$133,355	$96	92
404 Jefferson St	0.18mi	3/1.0	1,273 (-11%)	8mo	$96,000	$75	67
903 Jefferson St	0.28mi	3/1.0	1,235 (-13%)	2mo	$100,000	$81	63
417 N University St	0.12mi	2/2.0 (-1)	1,566 (+10%)	8mo	$180,000	$115	63
203 N Highland St	0.22mi	3/1.5	1,303 (-9%)	19mo	$21,750	$17	58
812 Roosevelt St	0.51mi	4/2.0 (+1)	1,499 (+5%)	4mo	$192,900	$129	55
901 Lincoln St	0.72mi	3/1.5	1,384 (-3%)	6mo	$120,000	$87	55
824 Jefferson St	0.22mi	3/2.0	1,630 (+14%)	10mo	$50,000	$31	54
201 Douglas Ave	0.31mi	4/1.5 (+1)	1,536 (+8%)	15mo	$18,000	$12	53
412 N 9th St	0.70mi	3/2.0	1,368 (-4%)	8mo	$16,000	$12	50
916 Harding St	0.64mi	3/1.0	1,260 (-12%)	20mo	$110,000	$87	34
908 Lincoln St	0.69mi	3/2.0	1,252 (-12%)	17mo	$137,000	$109	29

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: 42.8%
• Equity multiple: 4.25×
• Total profit: $68,242
• Equity at exit: $67,566

10-year hold

• IRR: 37.0%
• Equity multiple: 9.54×
• Total profit: $179,416
• Equity at exit: $145,709

Cash invested: $21,000 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $430

Break-even live

Break-even rent $618

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $75,000 Active 62 DOM
2. 2026-06-17
   days on market $75,000 Active 61 DOM
3. 2026-06-16
   days on market $75,000 Active 60 DOM
4. 2026-06-15
   days on market $75,000 Active 59 DOM
5. 2026-06-13
   days on market $75,000 Active 57 DOM
6. 2026-06-12
   days on market $75,000 Active 56 DOM
7. 2026-06-09
   days on market $75,000 Active 53 DOM
8. 2026-06-08
   days on market $75,000 Active 52 DOM
9. 2026-06-08
   days on market $75,000 Active 51 DOM
10. 2026-06-07
    days on market $75,000 Active 50 DOM
11. 2026-06-04
    days on market $75,000 Active 47 DOM
12. 2026-06-02
    days on market $75,000 Active 46 DOM
13. 2026-06-01
    days on market $75,000 Active 45 DOM
14. 2026-05-31
    days on market $75,000 Active 44 DOM
15. 2026-04-17
    listed $75,000 Active
16. 2019-12-30
    soldstatus $14,667
17. 2015-12-29
    soldstatus $47,500
18. 2015-11-15
    listed $49,900
19. 2015-11-14
    historical
20. 2015-08-19
    listed $49,900
21. 2015-08-08
    historical
22. 2015-01-15
    listed $59,900
23. 1996-04-03
    soldstatus $19,410

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 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: $13,950
• − Mortgage interest: −$4,201
• − Property taxes: −$764
• − Insurance: −$375
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,182
• Taxable income: $4,196
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $4,155/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+286.4% since first listed

9 events — show timeline

• 2026-04-17 Listed $75,000 MLSOK
• 2019-12-30 Sold (Public Records) $14,667 Public Records
• 2015-12-29 Sold (MLS) $47,500 MLSOK
• 2015-11-15 Listed $49,900 MLSOK
• 2015-11-14 Listing Removed — MLSOK
• 2015-08-19 Listed $49,900 MLSOK
• 2015-08-08 Listing Removed — MLSOK
• 2015-01-15 Listed $59,900 MLSOK
• 1996-04-03 Sold (Public Records) $19,410 Public Records

Property tax history

+5.0%/yr

Latest (2025): $764 · +6.6% YoY. Source: county tax records.