1004 S D And H St · Cleveland, OK 74020

$125,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 182 Days on market

Built 1972 0.54 ac lot Est $130k · 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 +12.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

3 bedroom, 1 bath on nice big lot, approximately 1/2 acre more or less. House being sold 'as-is' needs some clean-up and repairs.

Key facts

• Fully fenced
• Double gate
• Rv pad

Tags

• UPGRADED VINYL WINDOWS
• HUGE LOT
• FULLY FENCED
• DOUBLE GATE
• RV PAD
• HOOK UPS

Property features AI

Finance

• Other: Property is located less than 5 miles to water
• Financial info: Annual tax information available
• HOA & community: Marina access / community marina

Exterior

• Parking: Asphalt parking
• Security: No safety shelter
• Utilities: Public water; Septic tank sewer; Electricity available; Cable available; Phone available
• Home design: Single-story home; Faces east; Crawlspace foundation; Vinyl siding with wood frame construction
• Construction: Built per public records; Asphalt/fiberglass roof
• Exterior features: Patio; Chain link full fencing; Mature trees; Boat ramp/lift access to nearby Keystone Lake; No other exterior features listed

Interior

• Kitchen: Country-style kitchen; Electric oven; Range / Stove
• Bedrooms: Four first-floor bedrooms (each without an attached bath)
• Flooring: Carpet; Laminate
• Bathrooms: One full hall bathroom with bathtub
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric oven and range connections; Vinyl windows; No additional interior features listed
• Laundry & utility: Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-11 ($-131/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (24.0% below list).
• Recommended offer: $95k (24.0% 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; 1 comparable units currently listed for rent nearby; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $125k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $95,000 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.76% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $130,176
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 S D And H St	0.06mi	3/1.5	1,270 (+10%)	13mo	$144,000	$113	68

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: 24.0%
• Equity multiple: 2.92×
• Total profit: $67,334
• Equity at exit: $112,610

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $198,737
• Equity at exit: $242,848

Cash invested: $35,000 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 89
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-11

Break-even live

Break-even rent $964

Max offer price $123,069

Occupancy floor 96%

Sensitivity live

Price	-10% $60	-5% $24	+0% $-11	+5% $-46	+10% $-82
Rent	-10% $-86	-5% $-48	+0% $-11	+5% $27	+10% $64
Rate	-1.0pp $52	-0.5pp $21	base $-11	+0.5pp $-43	+1.0pp $-76

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 W Cherokee St Cleveland, OK	2.0	1.0	768	$950	$1.24	4d	1	1.27mi

Listing history 18 events

1. 2026-06-13
   days on market $125,000 Active 182 DOM
2. 2026-06-10
   days on market $125,000 Active 179 DOM
3. 2026-06-09
   days on market $125,000 Active 178 DOM
4. 2026-06-08
   days on market $125,000 Active 177 DOM
5. 2026-06-07
   days on market $125,000 Active 176 DOM
6. 2026-06-03
   days on market $125,000 Active 172 DOM
7. 2026-06-02
   days on market $125,000 Active 171 DOM
8. 2026-06-01
   days on market $125,000 Active 170 DOM
9. 2026-05-31
   days on market $125,000 Active 169 DOM
10. 2026-02-15
    price $125,000
11. 2025-12-12
    listed $135,000 Active
12. 2011-10-07
    soldstatus $32,000 130-char remark

    Show marketing remark (130 chars)

    3 bedroom, 1 bath on nice big lot, approximately 1/2 acre more or less. House being sold 'as-is' needs some clean-up and repairs.

13. 2011-07-01
    listed $34,900 130-char remark

    Show marketing remark (130 chars)

    3 bedroom, 1 bath on nice big lot, approximately 1/2 acre more or less. House being sold 'as-is' needs some clean-up and repairs.

14. 2011-04-01
    historical
15. 2010-10-13
    listed $42,000
16. 2006-12-08
    soldstatus $70,000
17. 2005-06-24
    soldstatus $65,000
18. 2004-04-28
    soldstatus $17,500

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$479/yr (+$40/mo · 74.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,400
• − Mortgage interest: −$7,002
• − Property taxes: −$646
• − Insurance: −$625
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,636
• Taxable loss: −$2,333
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $429/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

• 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

+614.3% since first listed

9 events — show timeline

• 2026-02-15 Price Changed $125,000 MLS Technology, Inc.
• 2025-12-12 Listed $135,000 MLS Technology, Inc.
• 2011-10-07 Sold (MLS) $32,000 MLS Technology, Inc.
• 2011-07-01 Listed $34,900 MLS Technology, Inc.
• 2011-04-01 Listing Removed — MLS Technology, Inc.
• 2010-10-13 Listed $42,000 MLS Technology, Inc.
• 2006-12-08 Sold (Public Records) $70,000 Public Records
• 2005-06-24 Sold (Public Records) $65,000 Public Records
• 2004-04-28 Sold (Public Records) $17,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $646 · +7.7% YoY. Source: county tax records.