720 Elm St · Seminole, OK 74868

$154,900

3 bd · 2.0 ba · 1,242 sqft · SingleFamily · 101 Days on market

Built 2025 7,000 sqft lot ↓ 12% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Schools +1.6/10.0

Listing remarks

Step into comfort, and efficiency with this stunning brick home in one of Seminole’s fastest-growing subdivisions! Featuring 3 spacious bedrooms, 2 modern bathrooms, and an open-concept layout, this home is designed for both style and functionality. The gourmet kitchen boasts sleek granite countertops, perfect for cooking and entertaining. Enjoy year-round comfort with central heat and air and unwind outdoors in your covered porch overlooking a great backyard. Don’t miss out—schedule your tour today before it’s gone! Up to $14,951 in down payment assisstance available! Estimated finish date in thirty days due to rain.

Key facts

• Covered porch
• Gourmet kitchen
• Brick home

Tags

• BRICK HOME
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• COVERED PORCH
• GREAT BACKYARD

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built by builder (year built source: Builder); Has home warranty
• Exterior features: Porch; No other exterior features listed

Interior

• Kitchen: Dishwasher; Range / Stove
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (28.6% below list).
• Recommended offer: $111k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,533 (28.6% 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 101 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $57,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Elm St	0.00mi	3/2.0	1,242 (0%)	1mo	$162,500	$131	100
716 Elm St	0.00mi	3/2.0	1,242 (0%)	3mo	$165,900	$134	97
901 Lincoln St	0.15mi	3/1.5	1,384 (+11%)	6mo	$120,000	$87	67
903 Jefferson St	0.63mi	3/1.0	1,235 (-1%)	1mo	$100,000	$81	64
801 Hoover St	0.42mi	2/1.0 (-1)	1,184 (-5%)	8mo	$18,600	$16	57
1222 Gessel St	0.57mi	3/1.0	1,188 (-4%)	8mo	$21,000	$18	56
600 Hoover St	0.58mi	3/1.0	1,152 (-7%)	7mo	$17,000	$15	51
1509 Boren Blvd	0.45mi	2/1.0 (-1)	1,100 (-11%)	2mo	$15,500	$14	50
1412 Ideal St	0.37mi	2/1.0 (-1)	1,104 (-11%)	7mo	$120,000	$109	49
1314 Roosevelt St	0.52mi	3/1.0	1,092 (-12%)	6mo	$26,000	$24	47
812 Hoover St	0.38mi	2/1.0 (-1)	1,060 (-15%)	6mo	$49,000	$46	44
1120 Eureka St	0.65mi	2/1.0 (-1)	1,084 (-13%)	3mo	$45,000	$42	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $71,816
• Equity at exit: $139,546

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $221,398
• Equity at exit: $300,937

Cash invested: $43,372 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-197

Break-even live

Break-even rent $1,355

Max offer price $126,356

Occupancy floor —

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $154,900 Active 101 DOM
2. 2026-06-17
   days on market $154,900 Active 100 DOM
3. 2026-06-16
   days on market $154,900 Active 99 DOM
4. 2026-06-15
   days on market $154,900 Active 98 DOM
5. 2026-06-13
   days on market $154,900 Active 96 DOM
6. 2026-06-12
   days on market $154,900 Active 95 DOM
7. 2026-06-09
   days on market $154,900 Active 92 DOM
8. 2026-06-08
   days on market $154,900 Active 91 DOM
9. 2026-06-08
   days on market $154,900 Active 90 DOM
10. 2026-06-07
    days on market $154,900 Active 89 DOM
11. 2026-06-04
    days on market $154,900 Active 86 DOM
12. 2026-06-02
    days on market $154,900 Active 85 DOM
13. 2026-06-01
    days on market $154,900 Active 84 DOM
14. 2026-05-31
    days on market $154,900 Active 83 DOM
15. 2026-05-15
    price $154,900
16. 2026-03-09
    listed $164,900 Active
17. 2026-03-07
    historical
18. 2025-10-28
    price $165,900
19. 2025-03-07
    listed $175,900 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: $13,264
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$4,506
• Taxable loss: −$5,139
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $-1,134/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

-11.9% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $154,900 MLS Technology, Inc.
• 2026-03-09 Listed $164,900 MLS Technology, Inc.
• 2026-03-07 Listing Removed — MLS Technology, Inc.
• 2025-10-28 Price Changed $165,900 MLS Technology, Inc.
• 2025-03-07 Listed $175,900 MLS Technology, Inc.