3 Clearpond Ln · Shawnee, OK 74801

$150,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 73 Days on market

Built 1980 3.50 ac lot Est $250k · 40% 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).

• Cash flow +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great value for this sized square footage and over three acres of land. Large barn and is fenced. Close to major highways, local schools, and Grand Casino. Property to be sold as is. Buyers to verify all information.

Key facts

• 3.5 acres mol
• 3.5 acre lot
• 2 garage spots

Tags

• 3.5 ACRES MOL
• CLOSE TO SHAWNEE LAKE

Property features AI

Finance

• Other: Occupied; Active listing
• Financial info: Assumability unknown; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption indicated
• Home design: Single-family residence; One-story entry level; Residential property
• Construction: Frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Rural lot setting

Interior

• Bedrooms: 3 bedrooms (single-level/main floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: No fireplace; No separate study; In-law plan not applicable

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 $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.9% below list).
• Recommended offer: $135k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Bethel (rural): math 32% / reading 34% proficiency, ranked #37 of 270 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bethel Es (math 44% / reading 40%, grade F, #84 of 845 statewide, top 11%, 572 students, 0% FRL); Bethel Hs (math 22% / reading 37%, grade F, #96 of 447 statewide, top 26%, 377 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $32k; list at $150k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $135,084 (9.9% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $250,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Donna Ln	0.50mi	3/2.0	1,538 (-8%)	7mo	$238,500	$155	57
8 Rose Ln	0.39mi	3/1.5	1,512 (-10%)	8mo	$225,000	$149	57
17208 Highway 102	0.52mi	4/2.0 (+1)	1,748 (+4%)	10mo	$257,000	$147	56

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-15,347
• Equity at exit: $22,365

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,650
• Equity at exit: $12,969

Cash invested: $42,000 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $145

Break-even live

Break-even rent $1,167

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $230	-5% $188	+0% $145	+5% $103	+10% $60
Rent	-10% $39	-5% $92	+0% $145	+5% $199	+10% $252
Rate	-1.0pp $221	-0.5pp $183	base $145	+0.5pp $106	+1.0pp $67

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 73 DOM
2. 2026-06-18
   days on market $150,000 Active 72 DOM
3. 2026-06-17
   days on market $150,000 Active 71 DOM
4. 2026-06-16
   days on market $150,000 Active 70 DOM
5. 2026-06-15
   days on market $150,000 Active 69 DOM
6. 2026-06-14
   days on market $150,000 Active 67 DOM
7. 2026-06-12
   days on market $150,000 Active 66 DOM
8. 2026-06-09
   days on market $150,000 Active 63 DOM
9. 2026-06-08
   days on market $150,000 Active 62 DOM
10. 2026-06-07
    days on market $150,000 Active 61 DOM
11. 2026-06-05
    days on market $150,000 Active 58 DOM
12. 2026-06-02
    days on market $150,000 Active 56 DOM
13. 2026-06-01
    days on market $150,000 Active 55 DOM
14. 2026-05-31
    days on market $150,000 Active 54 DOM
15. 2026-05-30
    days on market $150,000 Active 53 DOM
16. 2026-04-04
    listed $150,000 Active
17. 2014-01-27
    soldstatus $32,000 216-char remark

    Show marketing remark (216 chars)

    Great value for this sized square footage and over three acres of land. Large barn and is fenced. Close to major highways, local schools, and Grand Casino. Property to be sold as is. Buyers to verify all information.

18. 2013-12-09
    listed $34,000 216-char remark

    Show marketing remark (216 chars)

    Great value for this sized square footage and over three acres of land. Large barn and is fenced. Close to major highways, local schools, and Grand Casino. Property to be sold as is. Buyers to verify all information.

19. 2004-10-05
    soldstatus $97,500
20. 2004-09-10
    soldstatus $97,500 174-char remark

    Show marketing remark (174 chars)

    NEW ROOF AND APPLIANCES (MOST STAY). SEPTIC LINE WAS REPLACED IN 2003. FAMILY ROOM, WORKSHOP. FREESTANDING FIREPLACE, HORSE STABLE, FENCED YARD, FRUIT TREES. SHOWS VERY WELL.

21. 2004-06-30
    listed $97,500 174-char remark

    Show marketing remark (174 chars)

    NEW ROOF AND APPLIANCES (MOST STAY). SEPTIC LINE WAS REPLACED IN 2003. FAMILY ROOM, WORKSHOP. FREESTANDING FIREPLACE, HORSE STABLE, FENCED YARD, FRUIT TREES. SHOWS VERY WELL.

22. 2003-12-12
    soldstatus $69,000

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$477/yr (+$40/mo · 54.6%)

ⓘ 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 6% 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: $16,210
• − Mortgage interest: −$8,402
• − Property taxes: −$873
• − Insurance: −$750
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$4,364
• Taxable loss: −$773
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,929/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: Bethel
• NCES district ID: 4004230
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $62,238
• Composite: 29.86/100
• National rank: #6408
• State rank: #37 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

+117.4% since first listed

7 events — show timeline

• 2026-04-04 Listed $150,000 MLSOK
• 2014-01-27 Sold (MLS) $32,000 MLSOK
• 2013-12-09 Listed $34,000 MLSOK
• 2004-10-05 Sold (Public Records) $97,500 Public Records
• 2004-09-10 Sold (MLS) $97,500 MLSOK
• 2004-06-30 Listed $97,500 MLSOK
• 2003-12-12 Sold (Public Records) $69,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $873 · +5.7% YoY. Source: county tax records.