820 W Highland St · Shawnee, OK 74801

$70,000

6 bd · 3.0 ba · 1,973 sqft · SingleFamily public records · 33 Days on market

Built 1925 3,500 sqft lot ↓ 39% since listing

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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
• 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

Discover a prime investor special in Shawnee: this triplex offers substantial income potential for a value-add project. Positioned for increased returns, it's ideal for investors ready to implement upgrades and optimize rental revenue. Explore this opportunity to expand your portfolio in a favorable market.

Key facts

• 3,500 sq ft lot
• Built 1925
• Listed 32 days

Property features AI

Finance

• Other: Located in the Hoffman addition; Not occupied
• Financial info: 3 units (triplex); Current list price $70,000

Exterior

• Home design: One-level property; Residential income property (triplex)
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Interior lot

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Interior lot

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: Shawnee Ec Ctr (384 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; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).
• This rent runs 35% 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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: 2.27% ✓
• Cap rate: 19.03%
• Cash-on-cash: 45.51%
• DSCR: 3.02
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.5%
• Equity multiple: 2.82×
• Total profit: $35,751
• Equity at exit: $10,437

10-year hold

• IRR: 48.5%
• Equity multiple: 5.65×
• Total profit: $91,085
• Equity at exit: $6,052

Cash invested: $19,600 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $743

Break-even live

Break-even rent $650

Max offer price $70,000

Occupancy floor 48%

Sensitivity live

Price	-10% $783	-5% $763	+0% $743	+5% $723	+10% $704
Rent	-10% $618	-5% $680	+0% $743	+5% $806	+10% $869
Rate	-1.0pp $779	-0.5pp $761	base $743	+0.5pp $725	+1.0pp $707

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $70,000 Active 33 DOM
2. 2026-06-19
   days on market $70,000 Active 31 DOM
3. 2026-06-18
   days on market $70,000 Active 30 DOM
4. 2026-06-17
   days on market $70,000 Active 29 DOM
5. 2026-06-16
   days on market $70,000 Active 28 DOM
6. 2026-06-15
   days on market $70,000 Active 27 DOM
7. 2026-06-14
   days on market $70,000 Active 25 DOM
8. 2026-06-12
   days on market $70,000 Active 24 DOM
9. 2026-06-09
   days on market $70,000 Active 21 DOM
10. 2026-06-08
    days on market $70,000 Active 20 DOM
11. 2026-06-07
    days on market $70,000 Active 19 DOM
12. 2026-06-05
    days on market $70,000 Active 16 DOM
13. 2026-06-02
    days on market $70,000 Active 14 DOM
14. 2026-06-01
    days on market $70,000 Active 13 DOM
15. 2026-05-31
    days on market $70,000 Active 12 DOM
16. 2026-05-30
    days on market $70,000 Active 11 DOM
17. 2026-05-19
    historical
18. 2026-05-19
    listed $70,000 Active
19. 2026-04-10
    price $70,000
20. 2026-02-27
    price $75,000
21. 2026-01-06
    listed $80,000 Active
22. 2026-01-06
    historical
23. 2025-09-09
    price $90,000
24. 2025-09-05
    listed $100,000 Active
25. 2025-09-05
    historical
26. 2025-08-01
    price $100,000
27. 2025-07-15
    price $110,000
28. 2025-06-26
    price $120,000
29. 2025-06-13
    price $125,000
30. 2025-05-22
    listed $130,000 Active
31. 2024-12-31
    soldstatus $115,000

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/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 · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $19,095
• − Mortgage interest: −$3,921
• − Property taxes: −$1,411
• − Insurance: −$350
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,036
• Taxable income: $8,322
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,922/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

-39.1% since first listed

15 events — show timeline

• 2026-05-19 Listed $70,000 MLSOK
• 2026-05-19 Listing Removed — MLSOK
• 2026-04-10 Price Changed $70,000 MLSOK
• 2026-02-27 Price Changed $75,000 MLSOK
• 2026-01-06 Listing Removed — MLSOK
• 2026-01-06 Listed $80,000 MLSOK
• 2025-09-09 Price Changed $90,000 MLSOK
• 2025-09-05 Listing Removed — MLSOK
• 2025-09-05 Listed $100,000 MLSOK
• 2025-08-01 Price Changed $100,000 MLSOK
• 2025-07-15 Price Changed $110,000 MLSOK
• 2025-06-26 Price Changed $120,000 MLSOK
• 2025-06-13 Price Changed $125,000 MLSOK
• 2025-05-22 Listed $130,000 MLSOK
• 2024-12-31 Sold (Public Records) $115,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $1,411 · +154.7% YoY. Source: county tax records.