904 S Witte St · Poteau, OK 74953

$169,900

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 11 Days on market

Built 1977 0.26 ac lot Est $192k · 12% under

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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 +15.9/30.0
• ARV discount +12.7/15.0
• Appreciation +7.1/10.0
• DSCR +4.9/10.0
• 1% rule +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 2 bath home with amazing potential! Located within city limits with a fenced in yard, attached garage and carport. This property has 3 storage buildings in the back yard. Call today!

Key facts

• 0.26 acre lot
• Garage
• Built 1977

Property features AI

Exterior

• Parking: Attached garage with one covered space; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single family residence; One-story house; Entry level on slab
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a house
• Exterior features: Covered patio; Patio; Back yard with partial chain link fence; Cleared city lot, level; Paved public road access; Workshop and outbuilding; Smoke detectors

Interior

• Kitchen: Convection oven; Oven and range; Microwave; Dishwasher; Refrigerator; Plumbed for ice maker; Electric water heater
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Granite counters; ENERGY STAR qualified windows with blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $80 ($965/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 $136k (20.1% below list).
• Recommended offer: $136k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.8% in Poteau — 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 57/100 on livability (#485 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Poteau (town): math 30% / reading 29% proficiency, ranked #68 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poteau Upper Es (math 45% / reading 36%, grade F, #98 of 845 statewide, top 12%, 471 students, 0% FRL); Poteau Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $48k; list at $170k implies a 254% gain — meaningful room to come down on a strong offer.

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 $135,676 (20.1% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $192,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 S Witte St	0.00mi	3/2.0	1,536 (0%)	1mo	$169,900	$111	99
901 Reynolds Ave	0.57mi	3/2.0	1,520 (-1%)	1mo	$120,000	$79	70
605 W Robert St	0.45mi	3/2.0	1,578 (+3%)	10mo	$285,000	$181	66
802 Reynolds Ave	0.49mi	3/2.0	1,540 (+0%)	18mo	$143,500	$93	62
301 Brandon Ln	0.69mi	3/2.0	1,566 (+2%)	10mo	$226,999	$145	57
309 Harding St	0.48mi	4/2.0 (+1)	1,680 (+9%)	4mo	$285,000	$170	54
306 Harding St	0.37mi	3/2.0	1,316 (-14%)	7mo	$153,000	$116	53
109 Todd St	0.53mi	3/2.5	1,594 (+4%)	19mo	$185,000	$116	51
1112 Grady Ave	0.74mi	3/2.0	1,400 (-9%)	14mo	$175,000	$125	39
112 Rock Creek Dr	0.74mi	4/2.0 (+1)	1,640 (+7%)	15mo	$258,000	$157	37

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

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.77×
• Total profit: $36,743
• Equity at exit: $88,359

10-year hold

• IRR: 13.9%
• Equity multiple: 3.32×
• Total profit: $110,355
• Equity at exit: $146,315

Cash invested: $47,572 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 140
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $80

Break-even live

Break-even rent $1,255

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $177	-5% $128	+0% $80	+5% $-161	+10% $-220
Rent	-10% $-27	-5% $27	+0% $80	+5% $134	+10% $188
Rate	-1.0pp $166	-0.5pp $124	base $80	+0.5pp $36	+1.0pp $-8

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-04-29
   listed $169,900 Active
3. 2016-06-30
   soldstatus $48,000 193-char remark

   Show marketing remark (193 chars)

   3 bedroom, 2 bath home with amazing potential! Located within city limits with a fenced in yard, attached garage and carport. This property has 3 storage buildings in the back yard. Call today!

4. 2016-06-29
   soldstatus $48,000
5. 2016-05-11
   listed $48,000 193-char remark

   Show marketing remark (193 chars)

   3 bedroom, 2 bath home with amazing potential! Located within city limits with a fenced in yard, attached garage and carport. This property has 3 storage buildings in the back yard. Call today!

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$1,173/yr (+$98/mo · 329.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥114°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: $16,281
• − Mortgage interest: −$9,517
• − Property taxes: −$356
• − Insurance: −$850
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$4,943
• Taxable loss: −$1,989
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,442/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: Poteau
• NCES district ID: 4024870
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $42,165
• Composite: 25.05/100
• National rank: #7546
• State rank: #68 of 270 in OK

Livability — Poteau

• Score: 57/100
• State rank: #485
• US rank: #22172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteau, OK
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+254.0% since first listed

5 events — show timeline

• 2026-05-11 Pending — WRVBOR
• 2026-04-29 Listed $169,900 WRVBOR
• 2016-06-30 Sold (MLS) $48,000 WRVBOR
• 2016-06-29 Sold (Public Records) $48,000 Public Records
• 2016-05-11 Listed $48,000 WRVBOR

Property tax history

-1.2%/yr

Latest (2020): $356 · -8.5% YoY. Source: county tax records.