201 Beeler St · Poteau, OK 74953

$1,325,000

None bd · 12.0 ba · 9,200 sqft · Townhouse public records · 17 Days on market

Built 1973 0.97 ac lot

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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

Listing remarks MLS

Investment Opportunity: Multifamily Property at 201 Beeler St, Poteau, OK Discover an exceptional investment opportunity with this multifamily property featuring a total of 25 units. Located in the heart of Poteau, OK, this property offers a blend of 10 one-bedroom, one-bath apartments currently rented at $525/month, and 15 two-bedroom, one-bath apartments rented at $605/month. One unit is currently utilized as an office, offering additional convenience for property management. Spanning a total of 19,682 sq ft, this low-maintenance building presents an attractive income stream with long-term tenant potential. Don’t miss your chance to invest in this thriving rental market.

Key facts

• Built 1973
• Listed 17 days

Property features AI

Finance

• Other: Property listed by Harmon Real Estate Company

Exterior

• Parking: Gravel parking lot
• Home design: Two-story apartment (residential); Subdivision: Poteau Township Add
• Construction: Brick and vinyl siding construction; Brick/mortar foundation
• Exterior features: No fencing; Shingle roof; Publicly maintained road access; Lot dimensions approximately 155 x 266

Interior

• Flooring: Ceramic tile; Vinyl
• Heating & cooling: Baseboard heating; Window unit cooling
• Interior features: Electric water heater; Ceramic tile and vinyl flooring
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a ?-bed/12.0-bath townhouse listed at $1.32M.

Deal economics

• At list price, monthly cash flow is $-8k ($-93k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $1.31M (1.5% below list) — sets the bar for market timing.
• Cap rate -0.7% 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: 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 $65k of equity ($9k loan paydown + $56k 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 ~$105k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($1.31M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y 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 $856k; list at $1.32M implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,305,125 (1.5% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.00% ✗
• Cap rate: -0.74%
• Cash-on-cash: -25.12%
• DSCR: -0.12
• GRM: 0.0

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: -10.6%
• Equity multiple: 0.33×
• Total profit: $-248,206
• Equity at exit: $689,084

10-year hold

• IRR: -4.3%
• Equity multiple: 0.21×
• Total profit: $-293,988
• Equity at exit: $1,141,070

Cash invested: $371,000 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 140

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$6,948
• Tax from tax record: −$266 /mo · $3,196/yr
• Insurance: −$552
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-7,767

Break-even live

Break-even rent $9,831

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-7,017	-5% $-7,392	+0% $-7,767	+5% $-8,142	+10% $-8,517
Rent	-10% $-7,767	-5% $-7,767	+0% $-7,767	+5% $-7,767	+10% $-7,767
Rate	-1.0pp $-7,100	-0.5pp $-7,430	base $-7,767	+0.5pp $-8,110	+1.0pp $-8,459

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: $331,250
• Closing costs: $39,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $1,325,000 Active 17 DOM
2. 2026-06-18
   days on market $1,325,000 Active 15 DOM
3. 2026-06-17
   days on market $1,325,000 Active 14 DOM
4. 2026-06-16
   days on market $1,325,000 Active 13 DOM
5. 2026-06-15
   days on market $1,325,000 Active 12 DOM
6. 2026-06-13
   days on market $1,325,000 Active 10 DOM
7. 2026-06-12
   days on market $1,325,000 Active 9 DOM
8. 2026-06-09
   days on market $1,325,000 Active 6 DOM
9. 2026-06-08
   days on market $1,325,000 Active 5 DOM
10. 2026-06-08
    days on market $1,325,000 Active 4 DOM
11. 2026-06-07
    days on market $1,325,000 Active 3 DOM
12. 2026-06-04
    remarks 693-char remark
13. 2026-06-04
    listed $1,325,000 Active 1 DOM

ⓘ 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: $3,196 · $266/mo
• Projected year-2 tax: $11,925 · $994/mo
• Expected delta: +$8,729/yr (+$727/mo · 273.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥114°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$74,221
• − Property taxes: −$3,196
• − Insurance: −$6,625
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$38,545
• Taxable loss: −$122,587
• Est. tax savings @ 24.0%: +$29,421
• After-tax cash flow: $-63,781/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

+20.5% since first listed

24 events — show timeline

• 2026-06-03 Listed $1,325,000 WRVBOR
• 2026-03-17 Rental Removed $665 RENTALBEAST
• 2026-03-14 Listed for Rent $665 RENTALBEAST
• 2025-11-24 Rental Removed $665 RENTALBEAST
• 2025-10-17 Listed for Rent $665 RENTALBEAST
• 2025-07-01 Rental Removed $665 RENTALBEAST
• 2025-06-27 Listed for Rent $665 RENTALBEAST
• 2025-06-11 Rental Removed $665 LEASESTAR
• 2025-06-11 Listed for Rent $665 LEASESTAR
• 2025-05-18 Rental Removed $700 RENTALBEAST
• 2025-05-15 Listed for Rent $700 RENTALBEAST
• 2025-05-15 Rental Removed $700 LEASESTAR
• 2025-05-15 Listed for Rent $700 LEASESTAR
• 2025-05-06 Rental Removed $700 LEASESTAR
• 2025-05-06 Listed for Rent $700 LEASESTAR
• 2025-04-25 Sold (MLS) $855,800 WRVBOR
• 2025-01-30 Pending — WRVBOR
• 2025-01-13 Sold (Public Records) $1,025,000 Public Records
• 2024-12-20 Relisted — WRVBOR
• 2024-10-15 Pending — WRVBOR
• 2024-09-06 Listed $999,000 WRVBOR
• 2022-06-22 Price Changed $450 RENT.
• 2015-11-30 Sold (MLS) $900,000 WRVBOR
• 2009-10-19 Listed $1,100,000 WRVBOR

Property tax history

-4.6%/yr

Latest (2025): $3,196 · +4.8% YoY. Source: county tax records.