303 W Kiowa Ave · Cleveland, OK 74020

$44,900

2 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 72 Days on market

Built 1932 0.46 ac lot ↓ 11% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Investor's dream opportunity! Situated on a rare large double lot at the end of a quiet street in a desirable neighborhood. This property features a detached oversized two-car garage, fully fenced yard, and a newer roof (just 1 year old). Tons of potential for expansion, rental income, or redevelopment. Home Sold "AS IS WHERE IS" NO REPAIRS TO BE MADE BY SELLER.

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1932

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family property with basement; Basement is full and unfinished
• Construction: Built with aluminum siding and wood frame; Asphalt/fiberglass roof; Basement foundation
• Exterior features: No notable exterior amenities listed; South-facing

Interior

• Kitchen: Oven; Range; Eat-in kitchen
• Bedrooms: Master bedroom on the first floor; Additional bedroom(s) on the first floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom; Master bath on the first floor
• Interior features: Aluminum-frame and vinyl windows; Laminate counters; Gas oven connection; No additional interior security/safety shelter
• Laundry & utility: Electric dryer hookup; Utility room on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 6.2% in Cleveland — 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 67/100 on livability (#93 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D-.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($310 loan paydown + $4k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $40k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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 D-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. 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: 2.12% ✓
• Cap rate: 18.62%
• Cash-on-cash: 44.03%
• DSCR: 2.96
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $158,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 N Dunlap St	0.37mi	2/1.0	1,158 (+0%)	10mo	$150,000	$130	74
601 W Wichita Ave W	0.26mi	3/1.0 (+1)	1,227 (+6%)	6mo	$48,000	$39	67
100 Birch Ct	0.26mi	3/1.5 (+1)	1,200 (+4%)	12mo	$146,000	$122	65
912 N C Ave	0.41mi	3/1.5 (+1)	1,096 (-5%)	3mo	$180,000	$164	63
702 W Wichita St	0.39mi	3/1.5 (+1)	1,176 (+2%)	13mo	$165,900	$141	61
700 Cedar Ct	0.43mi	3/1.5 (+1)	1,104 (-4%)	7mo	$129,900	$118	60
311 N Division St	0.12mi	3/1.5 (+1)	1,298 (+12%)	8mo	$178,000	$137	60
403 N Vine Ave	0.40mi	3/1.0 (+1)	1,092 (-6%)	10mo	$170,000	$156	58
321 N Gilbert Ave	0.51mi	3/1.5 (+1)	1,238 (+7%)	3mo	$170,000	$137	54
500 E Delaware St	0.54mi	2/1.0	1,032 (-11%)	4mo	$5,000	$5	53
710 W Osage St	0.52mi	3/2.0 (+1)	1,024 (-11%)	2mo	$25,000	$24	46
1306 Jodebo Rd	0.73mi	3/2.0 (+1)	1,260 (+9%)	11mo	$175,000	$139	33

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: 58.6%
• Equity multiple: 5.28×
• Total profit: $53,832
• Equity at exit: $40,449

10-year hold

• IRR: 52.1%
• Equity multiple: 11.77×
• Total profit: $135,428
• Equity at exit: $87,231

Cash invested: $12,572 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 89
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $461

Break-even live

Break-even rent $366

Max offer price $44,900

Occupancy floor 46%

Sensitivity live

Price	-10% $487	-5% $474	+0% $461	+5% $449	+10% $436
Rent	-10% $386	-5% $424	+0% $461	+5% $499	+10% $536
Rate	-1.0pp $484	-0.5pp $473	base $461	+0.5pp $450	+1.0pp $438

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 W Cherokee St Cleveland, OK	2.0	1.0	768	$950	$1.24	4d	1	0.49mi

Listing history 29 events

1. 2026-06-21
   days on market $44,900 Active 72 DOM
2. 2026-06-18
   days on market $44,900 Active 69 DOM
3. 2026-06-17
   days on market $44,900 Active 68 DOM
4. 2026-06-16
   days on market $44,900 Active 67 DOM
5. 2026-06-15
   days on market $44,900 Active 66 DOM
6. 2026-06-13
   pricedays on market $44,900 Active 64 DOM
7. 2026-06-10
   days on market $79,900 Active 61 DOM
8. 2026-06-09
   days on market $79,900 Active 60 DOM
9. 2026-06-08
   days on market $79,900 Active 59 DOM
10. 2026-06-07
    days on market $79,900 Active 58 DOM
11. 2026-06-03
    days on market $79,900 Active 54 DOM
12. 2026-06-02
    days on market $79,900 Active 53 DOM
13. 2026-06-01
    days on market $79,900 Active 52 DOM
14. 2026-05-31
    days on market $79,900 Active 51 DOM
15. 2026-05-04
    price $79,900
16. 2026-04-10
    listed $85,000 Active
17. 2024-07-22
    soldstatus $105,000
18. 2015-05-16
    historical
19. 2014-11-16
    listed $69,900
20. 2014-10-28
    historical
21. 2014-04-28
    listed $69,900
22. 2014-04-12
    historical
23. 2013-10-12
    listed $69,900
24. 2010-12-29
    historical
25. 2010-10-11
    listed $79,900
26. 2010-09-26
    historical
27. 2010-06-25
    listed $79,900
28. 2010-06-21
    historical
29. 2010-01-05
    listed $89,900

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $421 · $35/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 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$2,515
• − Property taxes: −$421
• − Insurance: −$224
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,306
• Taxable income: $5,109
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,309/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Cleveland

• Score: 67/100
• State rank: #93
• US rank: #10844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OK
• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

-11.1% since first listed

15 events — show timeline

• 2026-05-04 Price Changed $79,900 MLS Technology, Inc.
• 2026-04-10 Listed $85,000 MLS Technology, Inc.
• 2024-07-22 Sold (Public Records) $105,000 Public Records
• 2015-05-16 Listing Removed — MLS Technology, Inc.
• 2014-11-16 Listed $69,900 MLS Technology, Inc.
• 2014-10-28 Listing Removed — MLS Technology, Inc.
• 2014-04-28 Listed $69,900 MLS Technology, Inc.
• 2014-04-12 Listing Removed — MLS Technology, Inc.
• 2013-10-12 Listed $69,900 MLS Technology, Inc.
• 2010-12-29 Listing Removed — MLS Technology, Inc.
• 2010-10-11 Listed $79,900 MLS Technology, Inc.
• 2010-09-26 Listing Removed — MLS Technology, Inc.
• 2010-06-25 Listed $79,900 MLS Technology, Inc.
• 2010-06-21 Listing Removed — MLS Technology, Inc.
• 2010-01-05 Listed $89,900 MLS Technology, Inc.

Property tax history

+0.6%/yr

Latest (2025): $421 · +2.7% YoY. Source: county tax records.