813 Steele Ave · Chandler, OK 74834

$175,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 14 Days on market

Built 1930 1,999 sqft lot Est $211k · 17% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

Charming home situated on a desirable corner lot, offering 3 bedrooms, 2 bathrooms, and approximately 1,836 square feet of living space. This inviting property features beautiful wood flooring throughout and a spacious living room perfect for relaxing or entertaining. All bedrooms are located upstairs, providing added privacy and functionality. The home also includes an attached one-car garage and low-maintenance vinyl siding. Conveniently located near downtown Chandler, this property combines comfort, character, and accessibility—truly a must-see!

Key facts

• 1,999 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Financial info: Loan-qualified (assumable: no)
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; Two-story; Existing property
• Construction: Vinyl siding; Composition roof (roof year 2025); Conventional foundation; Homestead exempt
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Kitchen: Electric range (free standing); Electric oven (free standing); Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Ceiling fan(s); Gas log fireplace
• Laundry & utility: Garage door lift

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (30.0% below list).
• Recommended offer: $122k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.8% in Chandler — 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 64/100 on livability (#171 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities F.
• Chandler (town): math 35% / reading 35% proficiency, ranked #36 of 270 in OK (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Road Es (math 38% / reading 36%, grade F, #132 of 845 statewide, top 19%, 313 students, 0% FRL); Chandler Jhs (math 27% / reading 27%, grade F, #72 of 345 statewide, top 22%, 160 students, 0% FRL); Chandler Hs (math 47% / reading 52%, grade D, #9 of 447 statewide, top 2%, 335 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago 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.
• Current owner paid $53k; list at $175k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $122,425 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.70% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $211,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 W 8th St	0.04mi	4/3.0 (+1)	1,814 (-1%)	12mo	$230,000	$127	78
310 W 8th St	0.10mi	3/2.0	1,724 (-6%)	10mo	$168,800	$98	77
214 S Flynn Ave	0.46mi	3/2.0	1,746 (-5%)	4mo	$180,000	$103	67
209 Marshall Dr	0.59mi	3/2.0	1,880 (+2%)	10mo	$130,000	$69	60
515 Manvel Ave	0.22mi	3/3.0	1,646 (-10%)	14mo	$190,000	$115	57
420 E 12th St	0.43mi	3/1.5	1,647 (-10%)	8mo	$85,000	$52	54
116 Sunny Pl	0.75mi	3/2.5	1,803 (-2%)	8mo	$210,000	$116	53
709 S Dewey Ave	0.43mi	3/2.0	1,596 (-13%)	8mo	$149,900	$94	52
124 N Dewey Ave	0.74mi	3/2.0	1,652 (-10%)	1mo	$220,000	$133	48
138 Lee Ann Ln	0.67mi	3/2.0	1,632 (-11%)	10mo	$238,000	$146	42
221 S Price Ave	0.43mi	3/2.0	1,580 (-14%)	18mo	$145,000	$92	42
1108 Kimberly Dr	0.72mi	3/2.0	1,583 (-14%)	9mo	$195,000	$123	36

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $88,658
• Equity at exit: $157,654

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $266,127
• Equity at exit: $339,987

Cash invested: $49,000 (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 74834

• Home prices YoY: 19.9%
• Active inventory: 122
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-103

Break-even live

Break-even rent $1,355

Max offer price $156,735

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-54	+0% $-103	+5% $-153	+10% $-202
Rent	-10% $-200	-5% $-152	+0% $-103	+5% $-55	+10% $-7
Rate	-1.0pp $-15	-0.5pp $-59	base $-103	+0.5pp $-149	+1.0pp $-195

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-05-05
   listed $175,000 Active
3. 2007-12-19
   historical
4. 2007-12-19
   historical
5. 2004-10-07
   listed $99,900
6. 2003-11-05
   listed $89,900
7. 1997-08-08
   soldstatus $53,000
8. 1987-05-01
   soldstatus $42,500

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$616/yr (+$51/mo · 64.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 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: $14,691
• − Mortgage interest: −$9,803
• − Property taxes: −$959
• − Insurance: −$875
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$5,091
• Taxable loss: −$4,387
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $-188/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: Chandler
• NCES district ID: 4007290
• Math proficiency: 35% ▲ 1.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $45,229
• Composite: 29.9/100
• National rank: #6392
• State rank: #36 of 270 in OK

Livability — Chandler

• Score: 64/100
• State rank: #171
• US rank: #13840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, OK
• City population: 7,551
• Population (ZIP): 7,551

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 3% Black 3% Native American 3%
• Common ancestry: Lithuanian 4% Slovak 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.43%
• Current HPI: 315.8775
• 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

+311.8% since first listed

8 events — show timeline

• 2026-05-19 Pending — MLSOK
• 2026-05-05 Listed $175,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2004-10-07 Listed $99,900 MLSOK
• 2003-11-05 Listed $89,900 MLSOK
• 1997-08-08 Sold (Public Records) $53,000 Public Records
• 1987-05-01 Sold (Public Records) $42,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $959 · +6.2% YoY. Source: county tax records.