400 Hardy St · Poteau, OK 74953

$64,901

2 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 99 Days on market

Built 1945 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 +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Calling all investors! This 3-bed, 1-bath home centrally located in the heart of Poteau and just minutes from shopping, dining, and local conveniences. This is the versatile project you’ve been searching for. The real value lies in the included extra lot, providing a unique double-lot footprint with massive development potential. Whether you choose to renovate the existing home for a steady rental stream or develop the additional lot for a new build, the ROI potential is clear. Sold as-is, this property is priced to move in a competitive market. Secure your next project today!

Key facts

• Extra lot
• Double-lot footprint
• 0.32 acre lot

Tags

• EXTRA LOT
• DOUBLE-LOT FOOTPRINT
• DEVELOPMENT POTENTIAL

Property features AI

Finance

• Other: Tax annual amount reported

Exterior

• Parking: Concrete parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available; Sewer available
• Home design: Single family residence; Two-story house
• Construction: Vinyl siding; Asphalt/metal/shingle roof
• Exterior features: Covered porch; Partial fencing; Outbuilding

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window cooling units; Ceiling fan(s)
• Interior features: Ceiling fan(s); Blinds
• 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 $65k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 3.8% in Poteau — 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 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: 137 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 $3k of equity ($449 loan paydown + $3k 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.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1945 — 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. 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. 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: 2.01% ✓
• Cap rate: 18.27%
• Cash-on-cash: 42.78%
• DSCR: 2.90
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $157,680
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Pearl St	0.11mi	3/2.0 (+1)	1,108 (-5%)	1mo	$158,000	$143	77
304 Pearl St	0.10mi	3/2.0 (+1)	1,160 (-1%)	12mo	$185,000	$159	76
702 Hamilton St	0.35mi	2/1.0	1,166 (-0%)	15mo	$99,000	$85	71
603 Oklahoma Ave	0.22mi	3/2.0 (+1)	1,152 (-1%)	11mo	$108,000	$94	69
207 Thompson Ave	0.46mi	3/2.0 (+1)	1,164 (-0%)	7mo	$169,900	$146	63
604 Oklahoma Ave	0.23mi	3/1.0 (+1)	1,112 (-5%)	17mo	$125,000	$112	62
309 N Hill St	0.46mi	3/2.0 (+1)	1,200 (+3%)	9mo	$115,000	$96	57
107 N Paul Mathis Dr	0.67mi	3/2.0 (+1)	1,074 (-8%)	21mo	$145,000	$135	29

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

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 3.94×
• Total profit: $53,354
• Equity at exit: $33,753

10-year hold

• IRR: 48.3%
• Equity multiple: 7.99×
• Total profit: $127,059
• Equity at exit: $55,892

Cash invested: $18,172 (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: 137
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$13 /mo · $161/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $648

Break-even live

Break-even rent $482

Max offer price $64,901

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $64,901 Active 99 DOM
2. 2026-06-17
   days on market $64,901 Active 98 DOM
3. 2026-06-16
   days on market $64,901 Active 97 DOM
4. 2026-06-15
   days on market $64,901 Active 96 DOM
5. 2026-06-13
   days on market $64,901 Active 94 DOM
6. 2026-06-12
   days on market $64,901 Active 93 DOM
7. 2026-06-09
   days on market $64,901 Active 90 DOM
8. 2026-06-08
   days on market $64,901 Active 89 DOM
9. 2026-06-08
   days on market $64,901 Active 88 DOM
10. 2026-06-07
    days on market $64,901 Active 87 DOM
11. 2026-06-04
    days on market $64,901 Active 84 DOM
12. 2026-06-02
    days on market $64,901 Active 83 DOM
13. 2026-06-01
    days on market $64,901 Active 82 DOM
14. 2026-05-31
    days on market $64,901 Active 81 DOM
15. 2026-03-05
    listed $64,901 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: $161 · $13/mo
• Projected year-2 tax: $584 · $49/mo
• Expected delta: +$423/yr (+$35/mo · 262.8%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,625
• − Mortgage interest: −$3,635
• − Property taxes: −$161
• − Insurance: −$325
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$1,888
• Taxable income: $7,116
• Est. tax owed @ 24.0%: −$1,708
• After-tax cash flow: $6,066/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

1 event — show timeline

• 2026-03-05 Listed $64,901 WRVBOR

Property tax history

+3.4%/yr

Latest (2025): $161 · +5.2% YoY. Source: county tax records.