718 Ideal St · Seminole, OK 74868

$69,900

3 bd · 1.0 ba · 1,976 sqft · SingleFamily public records · 18 Days on market

Built 1940 0.84 ac lot Est $136k · 49% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Country living in city limits. If you want all the conveniences of town, but the feel of country, this home is for you. 3 bed/2 bath, 2 living ares, large eat in kitchen, large laundry, formal dining, attached over-sized garage, storm cellar plus much more. Huge yard fenced, new interior paint and the carpets were just cleaned. This house is very clean and "move in ready"!!

Key facts

• City utilities
• City limits
• Storm shelter

Tags

• STORM SHELTER
• DETACHED GARAGE
• CITY LIMITS
• CITY UTILITIES

Property features AI

Finance

• Other: Below‑ground storm shelter; Vacant and available; Living area approximately 1,976 (assessor)
• Financial info: Cash or conventional financing accepted; REO / Bank owned
• HOA & community: No mandatory association dues

Exterior

• Parking: 2‑car garage; Other parking available
• Utilities: Natural gas available; Public utilities
• Home design: Single family residence; One level; Faces west; Residential property
• Construction: Brick construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Covered porch; Wood fencing; Interior lot

Interior

• Kitchen: Free‑standing gas range and oven; Refrigerator; Warming drawer
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 4.8% in Seminole — 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 (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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?
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.65%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $136,344
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Roosevelt St	0.37mi	3/2.0	2,013 (+2%)	10mo	$148,000	$74	68
928 Van Dr	0.69mi	3/2.0	1,986 (+0%)	2mo	$130,000	$65	62
1714 Oakridge Dr	0.17mi	3/1.5	1,742 (-12%)	12mo	$97,000	$56	60
1309 Coolidge St	0.64mi	3/2.0	1,956 (-1%)	24mo	$134,900	$69	44
1224 Coolidge St	0.60mi	3/2.0	1,772 (-10%)	18mo	$147,500	$83	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: 48.4%
• Equity multiple: 4.62×
• Total profit: $70,946
• Equity at exit: $62,971

10-year hold

• IRR: 42.2%
• Equity multiple: 10.35×
• Total profit: $183,076
• Equity at exit: $135,800

Cash invested: $19,572 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $516

Break-even live

Break-even rent $577

Max offer price $69,900

Occupancy floor 53%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-21
   status Pending
2. 2026-04-03
   listed $69,900 Active
3. 2025-11-18
   status Active
4. 2025-11-17
   historical
5. 2025-11-02
   status Active
6. 2025-09-12
   price $84,500
7. 2025-09-12
   status Active
8. 2025-08-08
   status Pending
9. 2025-08-02
   price $85,000
10. 2025-08-02
    price $89,000
11. 2025-07-29
    price $91,000
12. 2025-07-16
    price $94,000
13. 2025-07-12
    price $99,000
14. 2025-05-17
    listed $109,000 Active
15. 2014-08-08
    soldstatus $68,000
16. 2014-07-31
    soldstatus $68,000 386-char remark

    Show marketing remark (386 chars)

    Country living in city limits. If you want all the conveniences of town, but the feel of country, this home is for you. 3 bed/2 bath, 2 living ares, large eat in kitchen, large laundry, formal dining, attached over-sized garage, storm cellar plus much more. Huge yard fenced, new interior paint and the carpets were just cleaned. This house is very clean and "move in ready"!!

17. 2014-02-26
    listed $79,900 386-char remark

    Show marketing remark (386 chars)

    Country living in city limits. If you want all the conveniences of town, but the feel of country, this home is for you. 3 bed/2 bath, 2 living ares, large eat in kitchen, large laundry, formal dining, attached over-sized garage, storm cellar plus much more. Huge yard fenced, new interior paint and the carpets were just cleaned. This house is very clean and "move in ready"!!

18. 2005-01-31
    soldstatus $55,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $725 · $60/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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $14,769
• − Mortgage interest: −$3,915
• − Property taxes: −$725
• − Insurance: −$350
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,033
• Taxable income: $5,382
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $4,902/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+27.1% since first listed

18 events — show timeline

• 2026-04-21 Pending — MLSOK
• 2026-04-03 Listed $69,900 MLSOK
• 2025-11-18 Relisted — MLSOK
• 2025-11-17 Listing Removed — MLSOK
• 2025-11-02 Relisted — MLSOK
• 2025-09-12 Price Changed $84,500 MLSOK
• 2025-09-12 Relisted — MLSOK
• 2025-08-08 Pending — MLSOK
• 2025-08-02 Price Changed $85,000 MLSOK
• 2025-08-02 Price Changed $89,000 MLSOK
• 2025-07-29 Price Changed $91,000 MLSOK
• 2025-07-16 Price Changed $94,000 MLSOK
• 2025-07-12 Price Changed $99,000 MLSOK
• 2025-05-17 Listed $109,000 MLSOK
• 2014-08-08 Sold (Public Records) $68,000 Public Records
• 2014-07-31 Sold (MLS) $68,000 MLSOK
• 2014-02-26 Listed $79,900 MLSOK
• 2005-01-31 Sold (Public Records) $55,000 Public Records

Property tax history

+6.6%/yr

Latest (2021): $725 · -2.0% YoY. Source: county tax records.