1105 N Minnesota Ave · Shawnee, OK 74801

$15,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 5 Days on market

Built 1925 7,000 sqft lot ↓ 35% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

INVESTOR SPECIAL! This home is located in the heart of Shawnee. OBU is less than 3 miles away.

Key facts

• 7,000 sq ft lot
• Built 1925
• Listed 5 days

Property features AI

Finance

• Other: Vacant and unoccupied; No home warranty; Located in Dexters 2nd addition; Directions: From Harrison go west on Seymour, then south on Minnesota. Home is second to last house on the left before Jefferson.
• Financial info: Not assumable; Does not qualify for loan; Current price listed (financial amount excluded from features)
• HOA & community: No mandatory association dues; Homestead exempt

Exterior

• Home design: Single-family residence; One-level entry; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built prior to or as existing (year not specified)
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $15k).
• Cap rate 59.7% 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: Sequoyah Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 332 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $15,000

Questions for the listing agent

1. Built in 1925 — 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.49% ✓
• Cap rate: 59.70%
• Cash-on-cash: 190.73%
• DSCR: 9.49
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $93,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 N Pennsylvania Ave	0.34mi	2/1.0	988 (-1%)	4mo	$47,500	$48	79
1416 N Mckinley Ave	0.19mi	3/1.0 (+1)	1,076 (+8%)	4mo	$134,900	$125	70
710 N Tucker Ave	0.44mi	2/1.0	943 (-6%)	1mo	$75,000	$80	69
907 N Mckinley Ave	0.35mi	2/2.0	1,086 (+9%)	4mo	$99,000	$91	62
902 N Beard Ave	0.47mi	3/2.0 (+1)	1,056 (+6%)	1mo	$160,900	$152	59
508 E Wallace St	0.17mi	3/1.5 (+1)	1,145 (+14%)	3mo	$107,000	$93	58
1539 N Pennsylvania Ave	0.50mi	3/1.0 (+1)	1,086 (+9%)	3mo	$129,000	$119	55
927 N Hobson Ave	0.29mi	3/1.0 (+1)	1,144 (+14%)	6mo	$32,500	$28	53
604 N Tucker Ave	0.52mi	2/1.0	864 (-14%)	3mo	$51,100	$59	51
318 W Dill St	0.63mi	2/1.0	896 (-10%)	6mo	$75,000	$84	48
1217 N Market Ave	0.55mi	3/1.0 (+1)	1,098 (+10%)	6mo	$125,000	$114	48
1233 N Sherry Ln	0.75mi	3/1.0 (+1)	896 (-10%)	2mo	$115,000	$128	41

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: —
• Equity multiple: 10.51×
• Total profit: $39,923
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 22.15×
• Total profit: $88,846
• Equity at exit: $1,297

Cash invested: $4,200 (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: 1.3×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$79
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $668

Break-even live

Break-even rent $129

Max offer price $15,000

Occupancy floor 26%

Sensitivity live

Price	-10% $676	-5% $672	+0% $668	+5% $663	+10% $659
Rent	-10% $591	-5% $629	+0% $668	+5% $706	+10% $745
Rate	-1.0pp $675	-0.5pp $671	base $668	+0.5pp $664	+1.0pp $660

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	4d	1	0.24mi
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	4d	2	0.60mi
1810 N Harrison St Shawnee, OK	1.0	1.0–1.5	675	$762	$1.13	24d	2	0.81mi
414 N Aydelotte Ave Shawnee, OK	2.0	2.0	864	$1,250	$1.45	4d	1	1.03mi
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	20d	1	1.09mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	4d	1	1.21mi

Listing history 6 events

1. 2026-06-12
   status $15,000 Pending 5 DOM
2. 2026-06-09
   days on market $15,000 Active 5 DOM
3. 2026-06-08
   days on market $15,000 Active 4 DOM
4. 2026-06-07
   days on market $15,000 Active 3 DOM
5. 2026-06-05
   remarks 94-char remark
6. 2026-06-05
   listed $15,000 Active 1 DOM

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $206 · $17/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 16 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: $11,690
• − Mortgage interest: −$840
• − Property taxes: −$206
• − Insurance: −$75
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$436
• Taxable income: $8,262
• Est. tax owed @ 24.0%: −$1,983
• After-tax cash flow: $6,028/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

-34.8% since first listed

17 events — show timeline

• 2026-06-04 Listed $15,000 MLSOK
• 2023-02-03 Listing Removed — MLSOK
• 2023-01-06 Price Changed $30,000 MLSOK
• 2022-12-05 Price Changed $37,900 MLSOK
• 2022-11-08 Listed $38,000 MLSOK
• 2022-10-20 Listing Removed — MLSOK
• 2022-09-21 Price Changed $39,000 MLSOK
• 2022-09-12 Price Changed $40,000 MLSOK
• 2022-09-06 Price Changed $42,000 MLSOK
• 2022-09-01 Price Changed $43,000 MLSOK
• 2022-08-22 Price Changed $44,000 MLSOK
• 2022-08-09 Listed $45,000 MLSOK
• 2017-12-10 Listing Removed — MLSOK
• 2016-06-30 Listed $40,000 MLSOK
• 2003-01-10 Sold (Public Records) $16,000 Public Records
• 1995-04-14 Sold (Public Records) $22,500 Public Records
• 1994-04-22 Sold (Public Records) $23,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $206 · -47.0% YoY. Source: county tax records.