536 N Beard Ave · Shawnee, OK 74801

$99,000

3 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 180 Days on market

Built 1935 5,550 sqft lot Est $120k · 18% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• 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

Welcome to this charming 3-bedroom 1-bathroom house located in a quiet neighborhood in the heart of Shawnee. This home is fully furnished with a cozy and inviting atmosphere and is ready to be called home or to be used as an investment as it sits. Enjoy the convenience of a one story layout with plenty of space and a great location close to plenty of shopping and dining. Don't miss the chance to make this one yours!

Key facts

• 5,550 sq ft lot
• Built 1935
• Listed 180 days

Property features AI

Finance

• Other: Homestead exempt; Occupied; Living area reported as 1,294 (assessor); Directions: From N Kickapoo St and W Highland St, go East. Then turn North on N Beard St to the home.
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: One-level single family residence; Residential property in Woodland Park addition; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing status)
• Exterior features: No notable exterior features listed; Infill lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Zoned gas heating; Window air conditioning units
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Shawnee Ec Ctr (384 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $684 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.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1935 — 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $120,342
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
542 W Wood St	0.46mi	3/1.0	1,288 (-0%)	4mo	$125,000	$97	74
607 W Dewey St	0.47mi	3/1.0	1,306 (+1%)	3mo	$129,000	$99	74
706 N Louisa Ave	0.31mi	2/1.0 (-1)	1,229 (-5%)	3mo	$43,500	$35	70
222 W Highland St	0.14mi	3/2.0	1,464 (+13%)	2mo	$106,000	$72	66
513 N Dorothy Ave	0.54mi	2/2.0 (-1)	1,294 (0%)	2mo	$136,900	$106	64
220 N Aydelotte Ave	0.48mi	3/1.5	1,186 (-8%)	3mo	$43,500	$37	60
619 N Chapman Ave	0.40mi	2/2.0 (-1)	1,182 (-9%)	3mo	$81,500	$69	56
515 W 10th St	0.43mi	3/2.0	1,131 (-13%)	3mo	$43,500	$38	53
601 N Bonita Ave	0.67mi	4/2.0 (+1)	1,350 (+4%)	0mo	$155,000	$115	52
508 E Wallace St	0.54mi	3/1.5	1,145 (-12%)	3mo	$107,000	$93	51
531 N Ione Ave	0.60mi	2/1.0 (-1)	1,161 (-10%)	3mo	$115,000	$99	47
1207 N Beard Ave	0.70mi	3/1.5	1,428 (+10%)	3mo	$110,000	$77	46

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,542
• Equity at exit: $14,761

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $16,714
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $231

Break-even live

Break-even rent $779

Max offer price $99,000

Occupancy floor 73%

Sensitivity live

Price	-10% $287	-5% $259	+0% $231	+5% $203	+10% $175
Rent	-10% $147	-5% $189	+0% $231	+5% $273	+10% $316
Rate	-1.0pp $281	-0.5pp $256	base $231	+0.5pp $205	+1.0pp $179

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	21d	1	0.43mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	5d	1	0.70mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	5d	1	0.90mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$898	$0.92	24d	5	1.02mi

Listing history 25 events

1. 2026-06-21
   days on market $99,000 Active 180 DOM
2. 2026-06-19
   days on market $99,000 Active 178 DOM
3. 2026-06-18
   days on market $99,000 Active 177 DOM
4. 2026-06-17
   days on market $99,000 Active 176 DOM
5. 2026-06-16
   days on market $99,000 Active 175 DOM
6. 2026-06-15
   days on market $99,000 Active 174 DOM
7. 2026-06-14
   days on market $99,000 Active 172 DOM
8. 2026-06-12
   days on market $99,000 Active 171 DOM
9. 2026-06-09
   days on market $99,000 Active 168 DOM
10. 2026-06-08
    days on market $99,000 Active 167 DOM
11. 2026-06-07
    days on market $99,000 Active 166 DOM
12. 2026-06-05
    days on market $99,000 Active 163 DOM
13. 2026-06-02
    days on market $99,000 Active 161 DOM
14. 2026-06-01
    days on market $99,000 Active 160 DOM
15. 2026-05-31
    days on market $99,000 Active 159 DOM
16. 2026-05-30
    days on market $99,000 Active 158 DOM
17. 2025-12-19
    listed $99,000 Active
18. 2023-09-25
    historical
19. 2023-09-05
    price $104,900
20. 2023-08-28
    price $109,900
21. 2023-08-06
    price $114,900
22. 2023-08-03
    soldstatus $87,500
23. 2023-07-25
    price $119,000
24. 2023-07-25
    listed $11,900 Active
25. 2020-12-30
    soldstatus $45,000

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$235/yr (+$20/mo · 35.8%)

ⓘ 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 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: $12,854
• − Mortgage interest: −$5,546
• − Property taxes: −$656
• − Insurance: −$495
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,880
• Taxable income: $1,221
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,481/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

+120.0% since first listed

9 events — show timeline

• 2025-12-19 Listed $99,000 MLSOK
• 2023-09-25 Listing Removed — MLSOK
• 2023-09-05 Price Changed $104,900 MLSOK
• 2023-08-28 Price Changed $109,900 MLSOK
• 2023-08-06 Price Changed $114,900 MLSOK
• 2023-08-03 Sold (Public Records) $87,500 Public Records
• 2023-07-25 Price Changed $119,000 MLSOK
• 2023-07-25 Listed $11,900 MLSOK
• 2020-12-30 Sold (Public Records) $45,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $656 · -4.9% YoY. Source: county tax records.