201 W Broadway · Allen, OK 74825

$49,500

2 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 106 Days on market

Built 1950 0.32 ac lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

ALLEN, OK>>>PRICE ADJUSTMENT!!! INVESTORS, HANDYMEN!!! THIS PLACE IS FOR YOU!! CORNER LOT. 2 BEDROOM 1 BATH HOME, INCLUDING A NEWER METAL ROOF. PROPERTY HAS A FENCED YARD, MATURE TREES, APPLE TREE WITH A CARPORT FOR YOUR VEHICLE AND A STORAGE SHED FOR YOUR STUFF. SELLING AS-IS, WHERE​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ IS.

Key facts

• Fenced yard
• Carport
• Apple tree

Tags

• CORNER LOT
• NEWER METAL ROOF
• FENCED YARD
• MATURE TREES
• APPLE TREE
• CARPORT

Property features AI

Finance

• HOA & community: Gutter(s) listed as a community/amenity feature

Exterior

• Parking: 1-car garage; Carport; Additional storage in parking area
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Vinyl siding with wood frame construction; Metal roof; Crawlspace foundation
• Construction: Built (year per public records); Vinyl siding; Wood frame; Metal roof; Crawlspace foundation
• Exterior features: Rain gutters; Chain link fencing; Storage structure on property; Corner lot with fruit trees and mature trees; Faces north

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window cooling unit(s)
• Interior features: Ceiling fan(s); Insulated doors; Vinyl windows; Insulated windows; No other notable interior features
• Laundry & utility: Washer hookup; 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 $50k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#339 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Allen (rural): math 17% / reading 15% proficiency, ranked #208 of 270 in OK (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($342 loan paydown + $2k appreciation (4.5% local appreciation)).
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $50k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $45,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
7. 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.
8. 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: 2.03% ✓
• Cap rate: 18.45%
• Cash-on-cash: 43.42%
• DSCR: 2.93
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $120,432
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 S Commerce	0.07mi	2/1.0	1,120 (-3%)	10mo	$117,000	$104	83
607 E Broadway	0.54mi	3/2.0 (+1)	1,238 (+7%)	10mo	$50,000	$40	46

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

Projected returns pro-forma

4.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.9%
• Equity multiple: 4.04×
• Total profit: $42,083
• Equity at exit: $26,720

10-year hold

• IRR: 49.1%
• Equity multiple: 8.23×
• Total profit: $100,203
• Equity at exit: $45,050

Cash invested: $13,860 (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 74825

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$10 /mo · $123/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $502

Break-even live

Break-even rent $368

Max offer price $49,500

Occupancy floor 45%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $49,500 Active 106 DOM
2. 2026-06-18
   days on market $49,500 Active 105 DOM
3. 2026-06-17
   days on market $49,500 Active 104 DOM
4. 2026-06-16
   days on market $49,500 Active 103 DOM
5. 2026-06-15
   days on market $49,500 Active 102 DOM
6. 2026-06-14
   days on market $49,500 Active 100 DOM
7. 2026-06-12
   days on market $49,500 Active 99 DOM
8. 2026-06-09
   days on market $49,500 Active 96 DOM
9. 2026-06-08
   days on market $49,500 Active 95 DOM
10. 2026-06-07
    days on market $49,500 Active 94 DOM
11. 2026-06-03
    days on market $49,500 Active 90 DOM
12. 2026-06-02
    days on market $49,500 Active 89 DOM
13. 2026-06-01
    days on market $49,500 Active 88 DOM
14. 2026-05-31
    days on market $49,500 Active 87 DOM
15. 2026-05-30
    days on market $49,500 Active 86 DOM
16. 2026-04-28
    price $49,500
17. 2026-03-05
    listed $58,500 Active
18. 1994-12-15
    soldstatus $19,500

ⓘ 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: $123 · $10/mo
• Projected year-2 tax: $445 · $37/mo
• Expected delta: +$322/yr (+$27/mo · 262.2%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $12,030
• − Mortgage interest: −$2,773
• − Property taxes: −$123
• − Insurance: −$248
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$1,440
• Taxable income: $5,522
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $4,693/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: Allen
• NCES district ID: 4002760
• Math proficiency: 17% ▲ 1.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $44,024
• Composite: 14.04/100
• National rank: #9471
• State rank: #208 of 270 in OK

Livability — Allen

• Score: 60/100
• State rank: #339
• US rank: #18704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allen, OK
• Population (ZIP): 1,763

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 16% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Lithuanian 2% Scottish 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.55%
• Current HPI: 270.3801
• 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

+153.8% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $49,500 MLS Technology, Inc.
• 2026-03-05 Listed $58,500 MLS Technology, Inc.
• 1994-12-15 Sold (Public Records) $19,500 Public Records

Property tax history

-3.1%/yr

Latest (2025): $123 · +5.1% YoY. Source: county tax records.