1327 E Fay St · Shawnee, OK 74801

$130,000

4 bd · 2.0 ba · 1,990 sqft · SingleFamily public records · 109 Days on market

Built 1994 0.34 ac lot Est $187k · 31% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

Key facts

• 0.34 acre lot
• Built 1994
• Listed 109 days

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$187,060) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.9% in Shawnee — 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 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Shawnee (town): math 11% / reading 17% proficiency, ranked #238 of 270 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Horace Mann Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 225 students, 0% FRL); Shawnee Hs (math 16% / reading 35%, grade F, #142 of 447 statewide, top 32%, 987 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y 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 $107k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 F 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. 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: 1.13% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $187,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Choctaw Rd	0.59mi	4/2.0	1,971 (-1%)	11mo	$252,000	$128	62
19 Mohican Cir	0.37mi	3/2.0 (-1)	2,048 (+3%)	16mo	$140,000	$68	60
25 Mohican Cir	0.40mi	3/2.5 (-1)	1,902 (-4%)	19mo	$255,000	$134	51
1905 Chandler Cir	0.46mi	3/2.0 (-1)	1,880 (-6%)	19mo	$225,000	$120	48
1314 E 11th St	0.34mi	3/2.0 (-1)	1,699 (-15%)	10mo	$39,000	$23	46
21 E Mohican Cir	0.37mi	3/2.0 (-1)	1,761 (-12%)	17mo	$185,000	$105	44
601 N Mckinley Ave	0.57mi	3/2.0 (-1)	2,174 (+9%)	12mo	$187,000	$86	43
15 Mojave Dr	0.65mi	3/2.0 (-1)	1,821 (-8%)	10mo	$127,500	$70	43
41 Mojave Dr	0.43mi	4/2.5	1,771 (-11%)	21mo	$210,500	$119	42
220 N Harrison Ave	0.68mi	5/2.0 (+1)	1,747 (-12%)	2mo	$150,000	$86	41
10 Mojave Dr	0.67mi	3/2.0 (-1)	1,779 (-11%)	18mo	$168,000	$94	31
220 N Mckinley Ave	0.74mi	4/1.5	1,762 (-12%)	19mo	$134,000	$76	28

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

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,810
• Equity at exit: $19,383

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $22,463
• Equity at exit: $11,240

Cash invested: $36,400 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $307

Break-even live

Break-even rent $1,084

Max offer price $130,000

Occupancy floor 74%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	4d	1	1.12mi

Listing history 26 events

1. 2026-04-20
   status Pending
2. 2026-01-08
   status Active
3. 2025-12-26
   status Pending
4. 2025-12-19
   listed $130,000 Active
5. 2025-09-21
   historical
6. 2025-08-07
   status Active
7. 2025-05-01
   status Pending
8. 2025-04-15
   status Active
9. 2025-04-08
   status Pending
10. 2025-03-23
    listed $139,000 Active
11. 2021-01-29
    soldstatus $107,000
12. 2021-01-22
    soldstatus $107,000 Sold 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

13. 2020-11-18
    status Pending 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

14. 2020-11-17
    status Active 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

15. 2020-11-02
    historical 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

16. 2020-10-31
    status Active 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

17. 2020-10-09
    historical 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

18. 2020-10-02
    status Active 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

19. 2020-09-15
    historical 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

20. 2020-09-14
    status Active 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

21. 2020-08-25
    historical 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

22. 2020-08-21
    status Active 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

23. 2020-08-07
    historical 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

24. 2020-07-30
    historical 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

25. 2020-07-28
    listed $114,500 180-char remark

    Show marketing remark (180 chars)

    Very nice brick duplex. 2 Bedrooms on each side, Jack & Jill plan with bath in the middle. Fenced yard. One side with tenant with lease to be honored, the other side is vacant.

26. 2002-10-01
    soldstatus $65,000

ⓘ 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: $1,447 · $121/mo
• Projected year-2 tax: $1,447 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,667
• − Mortgage interest: −$7,282
• − Property taxes: −$1,447
• − Insurance: −$650
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,782
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,276/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: Shawnee
• NCES district ID: 4027570
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $32,128
• Composite: 11.21/100
• National rank: #9724
• State rank: #238 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OK
• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• Metro: Shawnee, OK
• 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

+100.0% since first listed

26 events — show timeline

• 2026-04-20 Pending — MLSOK
• 2026-01-08 Relisted — MLSOK
• 2025-12-26 Pending — MLSOK
• 2025-12-19 Listed $130,000 MLSOK
• 2025-09-21 Listing Removed — MLSOK
• 2025-08-07 Relisted — MLSOK
• 2025-05-01 Pending — MLSOK
• 2025-04-15 Relisted — MLSOK
• 2025-04-08 Pending — MLSOK
• 2025-03-23 Listed $139,000 MLSOK
• 2021-01-29 Sold (Public Records) $107,000 Public Records
• 2021-01-22 Sold (MLS) $107,000 MLSOK
• 2020-11-18 Pending — MLSOK
• 2020-11-17 Relisted — MLSOK
• 2020-11-02 Listing Removed — MLSOK
• 2020-10-31 Relisted — MLSOK
• 2020-10-09 Listing Removed — MLSOK
• 2020-10-02 Relisted — MLSOK
• 2020-09-15 Listing Removed — MLSOK
• 2020-09-14 Relisted — MLSOK
• 2020-08-25 Listing Removed — MLSOK
• 2020-08-21 Relisted — MLSOK
• 2020-08-07 Listing Removed — MLSOK
• 2020-07-30 Listing Removed — MLSOK
• 2020-07-28 Listed $114,500 MLSOK
• 2002-10-01 Sold (Public Records) $65,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,447 · +4.2% YoY. Source: county tax records.