110 Witteville Rd · Poteau, OK 74953

$8,640,000

None bd · None ba · 57,600 sqft · MultiFamily · 261 Days on market

Built 2025 4.41 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

* * EXCEPTIONAL 72-UNIT MULTIFAMILY INVESTMENT OPPORTUNITY * * Prime Poteau location offering substantial scale and consistent rental income potential. This impressive portfolio encompasses 72 residential units across 36 individual buildings with each unit featuring a proven 2-bedroom, 1-bathroom configuration of approximately 800 square feet. Strategic location provides residents close proximity to all essential Poteau services, shopping, dining, and entertainment options. Quick highway access offers seamless connectivity to Fort Smith, making this ideal for commuters and significantly enhancing rental appeal in the regional market. The 72-unit portfolio represents a rare opportunity

Key facts

• Substantial scale
• Quick highway access
• 4.41 acre lot

Tags

• PRIME POTEAU LOCATION
• SUBSTANTIAL SCALE
• CONSISTENT RENTAL INCOME
• QUICK HIGHWAY ACCESS
• CLOSE PROXIMITY TO SERVICES
• VALUE-ADD IMPROVEMENTS

Property features AI

Exterior

• Parking: 2 parking spaces; Concrete parking surface
• Security: Smoke detector(s); Fire alarm
• Utilities: Electric water heater
• Home design: Duplex residential income property; One-story
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built as a one-level structure
• Exterior features: City lot; Level lot; Paved road access; Private road frontage; Private and public maintained road responsibility; Sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Plumbed for ice maker
• Flooring: Concrete
• Heating & cooling: Ductless heating; Ductless cooling; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Pantry; Smoke detector(s); Fire alarm
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $8.64M.

Deal economics

• At list price, monthly cash flow is $-58k ($-695k/yr) — negative. Per door: $-29k/mo.
• To cash-flow at today's rent, offer at most $264k (96.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (97.3% below list).
• Recommended offer: $231k (97.3% below list) — sets the bar for 1% rule.
• Cap rate -1.7% vs local median 3.8% in Poteau — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 137 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 $425k of equity ($60k loan paydown + $365k 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.
• By year 2, paydown + projected appreciation supports a ~$683k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($7.60M) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,100 (97.3% 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 261 days. Have you received any prior offers? Is the seller open to a 97% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.03% ✗
• Cap rate: -1.75%
• Cash-on-cash: -28.71%
• DSCR: -0.28
• GRM: 311.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.14×
• Total profit: $-2,073,854
• Equity at exit: $4,493,345

10-year hold

• IRR: -6.4%
• Equity multiple: -0.19×
• Total profit: $-2,884,344
• Equity at exit: $7,440,635

Cash invested: $2,419,200 (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: 137
• Price-to-rent: 623.1×

Monthly cashflow live

• Estimated rent: $2,311 medium
• Mortgage (P&I): −$45,309
• Tax est. 1.5%: −$10,800 /mo · $129,600/yr
• Insurance: −$3,600
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-57,883

Break-even live

Break-even rent $75,581

Max offer price $264,180

Occupancy floor —

Sensitivity live

Price	-10% $-51,913	-5% $-54,898	+0% $-57,883	+5% $-60,869	+10% $-63,854
Rent	-10% $-58,066	-5% $-57,975	+0% $-57,883	+5% $-57,792	+10% $-57,701
Rate	-1.0pp $-53,532	-0.5pp $-55,686	base $-57,883	+0.5pp $-60,122	+1.0pp $-62,400

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,312
Total (2 units)			$2,311

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: $2,160,000
• Closing costs: $259,200
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $8,640,000 Active 261 DOM
2. 2026-06-17
   days on market $8,640,000 Active 260 DOM
3. 2026-06-16
   days on market $8,640,000 Active 259 DOM
4. 2026-06-15
   days on market $8,640,000 Active 258 DOM
5. 2026-06-13
   days on market $8,640,000 Active 256 DOM
6. 2026-06-12
   days on market $8,640,000 Active 255 DOM
7. 2026-06-09
   days on market $8,640,000 Active 252 DOM
8. 2026-06-08
   days on market $8,640,000 Active 251 DOM
9. 2026-06-08
   days on market $8,640,000 Active 250 DOM
10. 2026-06-07
    days on market $8,640,000 Active 249 DOM
11. 2026-06-04
    days on market $8,640,000 Active 246 DOM
12. 2026-06-02
    days on market $8,640,000 Active 245 DOM
13. 2026-06-01
    days on market $8,640,000 Active 244 DOM
14. 2026-05-31
    days on market $8,640,000 Active 243 DOM
15. 2025-09-30
    listed $8,640,000 Active

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

Taxation est. · year 1

• Rental income: $27,732
• − Mortgage interest: −$483,974
• − Property taxes: −$129,600
• − Insurance: −$43,200
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$251,345
• Taxable loss: −$884,825
• Est. tax savings @ 24.0%: +$212,358
• After-tax cash flow: $-482,243/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

1 event — show timeline

• 2025-09-30 Listed $8,640,000 WRVBOR