508 Cottonwood Ln · Tecumseh, OK 74873

$149,900

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 23 Days on market

Built 1970 0.29 ac lot Est $172k · 13% under ↓ 12% since listing

---

Why this score? — see what drove the A- 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 +29.7/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Enjoy a charming small-town atmosphere in Tecumseh with this nice 3BR/1.5BA home, perfectly situated in a convenient location close to shopping, dining, and a park featuring tennis courts, baseball fields and splash pad . This well-maintained property offers peace of mind with a durable metal roof and showcases attractive flooring throughout. Step outside to a huge backyard—ideal for entertaining, gardening, or simply relaxing in your own private space. A wonderful blend of comfort, practicality, and location makes this home a must-see.

Key facts

• Durable metal roof
• Huge backyard
• Close to dining

Tags

• HUGE BACKYARD
• DURABLE METAL ROOF
• ATTRACTIVE FLOORING
• CONVENIENT LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Other: Property status: Existing
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage; Garage door lift
• Utilities: Public utilities
• Home design: Single family residence; One-level property; Residential property
• Construction: Brick and frame construction; Metal roof; Slab foundation
• Exterior features: Covered porch; Open patio; Outbuildings; Chain link fencing; Interior lot

Interior

• Kitchen: Dishwasher; Free-stand electric range and oven
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Inside utility; Kitchen external exhaust; No fireplace; One living area
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.9% in Tecumseh — 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 70/100 on livability (#45 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cross Timbers Es (math 12% / reading 15%, grade F, #642 of 845 statewide, top 76%, 409 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 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).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $172,480
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Cottonwood Ln	0.00mi	3/1.5	1,760 (0%)	0mo	$150,000	$85	98
507 Mark St	0.07mi	3/2.0	1,661 (-6%)	1mo	$190,000	$114	87
504 N 8th St	0.07mi	3/2.0	1,968 (+12%)	15mo	$195,000	$99	65
303 W Main St	0.40mi	3/2.0	1,574 (-11%)	5mo	$57,500	$37	60
519 W Park St	0.21mi	4/2.0 (+1)	1,900 (+8%)	19mo	$186,100	$98	56
505 N 4th St	0.43mi	3/2.0	1,618 (-8%)	15mo	$179,900	$111	54
108 S 7th St	0.37mi	3/1.0	1,568 (-11%)	15mo	$108,000	$69	48
212 E Main St	0.61mi	3/2.0	1,560 (-11%)	14mo	$60,000	$38	41
715 W Highland St	0.59mi	3/2.0	1,632 (-7%)	23mo	$229,900	$141	41
119 W Tennyson Ave	0.71mi	3/3.5	1,596 (-9%)	23mo	$140,000	$88	26

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: 35.9%
• Equity multiple: 3.78×
• Total profit: $116,511
• Equity at exit: $135,042

10-year hold

• IRR: 30.9%
• Equity multiple: 8.52×
• Total profit: $315,622
• Equity at exit: $291,223

Cash invested: $41,972 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $548

Break-even live

Break-even rent $1,206

Max offer price $149,900

Occupancy floor 66%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 N 13th St Tecumseh, OK	4.0	3.0	2343	$1,900	$0.81	23d	1	0.39mi

Listing history 5 events

1. 2026-04-17
   status Pending
2. 2026-04-03
   status Active
3. 2026-04-03
   price $149,900
4. 2026-03-26
   status Pending
5. 2026-03-17
   listed $169,900 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: $1,255 · $105/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$94/yr (+$8/mo · 7.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 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: $22,800
• − Mortgage interest: −$8,397
• − Property taxes: −$1,255
• − Insurance: −$750
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,361
• Taxable income: $4,390
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $5,521/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: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Tecumseh

• Score: 70/100
• State rank: #45
• US rank: #8074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, OK
• Population (ZIP): 11,033

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 (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 14.18%
• Current HPI: 286.31
• 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

-11.8% since first listed

5 events — show timeline

• 2026-04-17 Pending — MLSOK
• 2026-04-03 Relisted — MLSOK
• 2026-04-03 Price Changed $149,900 MLSOK
• 2026-03-26 Pending — MLSOK
• 2026-03-17 Listed $169,900 MLSOK

Property tax history

+5.9%/yr

Latest (2025): $1,255 · +6.9% YoY. Source: county tax records.