534 W Walnut Ave · Seminole, OK 74868

$120,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 58 Days on market

Built 1930 6,752 sqft lot Est $125k · at est. ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +23.0/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +7.4/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Completely updated and move-in ready, this charming Seminole home offers the perfect blend of modern finishes and everyday functionality. Step inside to an open and inviting living space featuring durable wood-look flooring, fresh neutral tones, and abundant natural light throughout. The beautifully remodeled kitchen is a standout with updated cabinetry, sleek countertops, stainless steel appliances, and ample storage—ideal for both daily living and entertaining. The home features a well-designed layout with multiple bedrooms and updated bathrooms, including a stylish walk-in shower with contemporary finishes. Recent updates include interior finishes, fixtures, and mechanical improvem

Key facts

• Mini-split systems
• Walk-in shower
• Updated cabinetry

Tags

• UPDATED CABINETRY
• SLEEK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE STORAGE
• WALK-IN SHOWER
• MINI-SPLIT SYSTEMS

Property features AI

Finance

• Other: Property located in Vernon Heights addition
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Living area reported as 1,344 (builder source)
• Home design: Single-family residence; One-story; Existing property
• Construction: Brick construction; Wood roof; Conventional foundation; Built — existing (year not provided)
• Exterior features: Open patio; Interior lot

Interior

• Bedrooms: 3 bedrooms (one level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Open living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (3.8% below list).
• Recommended offer: $115k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 4.8% in Seminole — 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 (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute 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.
• Zoned schools: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); Northwood Es (math 19% / reading 21%, grade F, #158 of 345 statewide, top 47%, 301 students, 0% FRL); Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $115,434 (3.8% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 0.96% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $124,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Jefferson St	0.09mi	3/1.0	1,235 (-8%)	2mo	$100,000	$81	81
219 W Seminole Ave	0.33mi	3/1.0	1,388 (+3%)	2mo	$133,355	$96	78
404 Jefferson St	0.28mi	3/1.0	1,273 (-5%)	8mo	$96,000	$75	71
901 Lincoln St	0.43mi	3/1.5	1,384 (+3%)	6mo	$120,000	$87	68
600 Hoover St	0.21mi	3/1.0	1,152 (-14%)	7mo	$17,000	$15	60
1011 Coolidge St	0.24mi	3/1.0	1,165 (-13%)	9mo	$125,000	$107	59
1222 Gessel St	0.35mi	3/1.0	1,188 (-12%)	8mo	$21,000	$18	58
812 Roosevelt St	0.22mi	4/2.0 (+1)	1,499 (+12%)	4mo	$192,900	$129	58
801 Hoover St	0.25mi	2/1.0 (-1)	1,184 (-12%)	8mo	$18,600	$16	57
712 Elm St	0.56mi	3/2.0	1,242 (-8%)	1mo	$162,500	$131	57
716 Elm St	0.56mi	3/2.0	1,242 (-8%)	3mo	$165,900	$134	55
1313 Jefferson St	0.40mi	3/1.0	1,170 (-13%)	8mo	$109,000	$93	53

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: 29.8%
• Equity multiple: 3.35×
• Total profit: $78,836
• Equity at exit: $108,106

10-year hold

• IRR: 25.8%
• Equity multiple: 7.59×
• Total profit: $221,385
• Equity at exit: $233,134

Cash invested: $33,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $213

Break-even live

Break-even rent $885

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $281	-5% $247	+0% $213	+5% $41	+10% $0
Rent	-10% $121	-5% $167	+0% $213	+5% $258	+10% $304
Rate	-1.0pp $273	-0.5pp $243	base $213	+0.5pp $182	+1.0pp $150

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-04-14
   price $120,000
3. 2026-03-17
   listed $125,000 Active

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$840/yr (+$70/mo · 350.0%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,852
• − Mortgage interest: −$6,722
• − Property taxes: −$240
• − Insurance: −$600
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,491
• Taxable income: $583
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,412/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

-4.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — MLSOK
• 2026-04-14 Price Changed $120,000 MLSOK
• 2026-03-17 Listed $125,000 MLSOK

Property tax history

+2.1%/yr

Latest (2025): $240 · -4.4% YoY. Source: county tax records.