618 W Wood St · Shawnee, OK 74801

$89,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 45 Days on market

Built 1945 5,179 sqft lot Est $120k · 25% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• 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 MLS

This is a 2 or 3 bedroom home reasonably priced. It shares a garage, but it is large with a divider. A great starter home or investment property.

Key facts

• Storm shelter
• New roof
• New wooden fence

Tags

• NEW ROOF
• UPDATED NEW ELECTRIC SERVICE
• NEW WOODEN FENCE
• STORM SHELTER

Property features AI

Finance

• Other: Homestead-exempt; Occupied by owner; Living area reported by assessor
• Financial info: Sold as-is; conventional financing accepted; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 1-car garage
• Utilities: Manual geocode source
• Home design: Single-family residence; One level; Faces south; Existing property
• Construction: Frame construction; Metal roof; Conventional foundation; Roof replaced/updated in 2026
• Exterior features: Wood fencing; Interior lot

Interior

• Kitchen: Free-standing gas range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Panel Ray heating; Window unit air conditioning
• Interior features: Water heater; Covered porch
• Laundry & utility: Storm shelter

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Jefferson Es (math 7% / reading 9%, grade F, #740 of 845 statewide, top 88%, 293 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $15k; list at $90k implies a 491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1945 — 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: 1.25% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.81%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $119,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 N Louisa Ave	0.24mi	2/1.0 (-1)	1,229 (-0%)	3mo	$43,500	$35	81
1220 W Dewey St	0.35mi	3/2.0	1,232 (0%)	1mo	$120,000	$97	79
607 W Poplar St	0.42mi	3/2.0	1,216 (-1%)	1mo	$45,000	$37	74
635 W Ford St	0.11mi	3/1.0	1,088 (-12%)	2mo	$140,000	$129	73
513 N Dorothy Ave	0.33mi	2/2.0 (-1)	1,294 (+5%)	2mo	$136,900	$106	66
220 N Aydelotte Ave	0.58mi	3/1.5	1,186 (-4%)	3mo	$43,500	$37	62
601 N Bonita Ave	0.30mi	4/2.0 (+1)	1,350 (+10%)	0mo	$155,000	$115	60
712 W Kirk St	0.38mi	3/1.0	1,395 (+13%)	1mo	$166,000	$119	60
515 W 10th St	0.57mi	3/2.0	1,131 (-8%)	3mo	$43,500	$38	54
1422 W Wheeler St	0.51mi	3/1.0	1,071 (-13%)	2mo	$35,000	$33	52
902 N Beard Ave	0.48mi	3/2.0	1,056 (-14%)	1mo	$160,900	$152	49
1505 N Louisa Ave	0.73mi	2/1.0 (-1)	1,056 (-14%)	2mo	$24,900	$24	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,361
• Equity at exit: $13,404

10-year hold

• IRR: 11.9%
• Equity multiple: 1.93×
• Total profit: $23,330
• Equity at exit: $7,773

Cash invested: $25,172 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $269

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 71%

Sensitivity live

Price	-10% $331	-5% $300	+0% $269	+5% $238	+10% $207
Rent	-10% $180	-5% $224	+0% $269	+5% $313	+10% $358
Rate	-1.0pp $314	-0.5pp $292	base $269	+0.5pp $245	+1.0pp $222

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 N Aydelotte Ave Shawnee, OK	2.0	2.0	864	$1,250	$1.45	5d	1	0.44mi
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	21d	1	0.58mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$898	$0.92	24d	5	1.06mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	5d	1	1.08mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	5d	1	1.40mi
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	5d	2	1.49mi

Listing history 26 events

1. 2026-06-19
   days on market $89,900 Active 45 DOM
2. 2026-06-18
   days on market $89,900 Active 44 DOM
3. 2026-06-17
   days on market $89,900 Active 43 DOM
4. 2026-06-16
   days on market $89,900 Active 42 DOM
5. 2026-06-15
   days on market $89,900 Active 41 DOM
6. 2026-06-14
   days on market $89,900 Active 39 DOM
7. 2026-06-12
   days on market $89,900 Active 38 DOM
8. 2026-06-09
   days on market $89,900 Active 35 DOM
9. 2026-06-08
   days on market $89,900 Active 34 DOM
10. 2026-06-07
    days on market $89,900 Active 33 DOM
11. 2026-06-05
    days on market $89,900 Active 30 DOM
12. 2026-06-02
    days on market $89,900 Active 28 DOM
13. 2026-06-01
    days on market $89,900 Active 27 DOM
14. 2026-05-31
    days on market $89,900 Active 26 DOM
15. 2026-05-30
    days on market $89,900 Active 25 DOM
16. 2026-05-03
    listed $89,900 Active
17. 2019-01-18
    soldstatus $15,222 Sold 147-char remark

    Show marketing remark (147 chars)

    This is a 2 or 3 bedroom home reasonably priced. It shares a garage, but it is large with a divider. A great starter home or investment property.

18. 2018-12-18
    status Pending 147-char remark

    Show marketing remark (147 chars)

    This is a 2 or 3 bedroom home reasonably priced. It shares a garage, but it is large with a divider. A great starter home or investment property.

19. 2018-12-14
    price $14,900 147-char remark

    Show marketing remark (147 chars)

    This is a 2 or 3 bedroom home reasonably priced. It shares a garage, but it is large with a divider. A great starter home or investment property.

20. 2018-11-01
    price $19,900 147-char remark

    Show marketing remark (147 chars)

    This is a 2 or 3 bedroom home reasonably priced. It shares a garage, but it is large with a divider. A great starter home or investment property.

21. 2018-10-01
    price $24,900 147-char remark

    Show marketing remark (147 chars)

    This is a 2 or 3 bedroom home reasonably priced. It shares a garage, but it is large with a divider. A great starter home or investment property.

22. 2018-08-07
    listed $29,900 Active 147-char remark

    Show marketing remark (147 chars)

    This is a 2 or 3 bedroom home reasonably priced. It shares a garage, but it is large with a divider. A great starter home or investment property.

23. 2008-02-07
    historical
24. 2007-09-04
    listed $59,900
25. 2007-08-10
    historical
26. 2007-04-13
    listed $61,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 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: $13,519
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,615
• Taxable income: $1,907
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $2,767/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

+45.2% since first listed

11 events — show timeline

• 2026-05-03 Listed $89,900 MLSOK
• 2019-01-18 Sold (MLS) $15,222 MLSOK
• 2018-12-18 Pending — MLSOK
• 2018-12-14 Price Changed $14,900 MLSOK
• 2018-11-01 Price Changed $19,900 MLSOK
• 2018-10-01 Price Changed $24,900 MLSOK
• 2018-08-07 Listed $29,900 MLSOK
• 2008-02-07 Listing Removed — MLSOK
• 2007-09-04 Listed $59,900 MLSOK
• 2007-08-10 Listing Removed — MLSOK
• 2007-04-13 Listed $61,900 MLSOK

Property tax history

+0.2%/yr

Latest (2025): $176 · +4.1% YoY. Source: county tax records.