209 E Main St · Tecumseh, OK 74873

$87,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 103 Days on market

Built 1928 10,498 sqft lot Est $131k · 34% under

---

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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Remarkable opportunity to own a 3 bedroom 2 bath home in the heart of Tecumseh! Open concept with the living room, dining and kitchen open to each other. The primary bedroom and bath are separate from the other 2 bedrooms, allowing privacy. Great opportunity for a homeowner or investor!

Key facts

• 0.24 acre lot
• Built 1928
• Listed 103 days

Property features AI

Finance

• Other: Homestead status claimed; Located in Tecumseh Original legal addition; Directions: From Broadway & Main, east on Main; house on the north side
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Existing property
• Construction: Built with other construction materials; Composition roof; Combination foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $79k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.9% in Tecumseh — 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 70/100 on livability (#45 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cross Timbers Es (math 12% / reading 15%, grade F, #642 of 845 statewide, top 76%, 409 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($601 loan paydown + $9k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $13k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $79,170 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $131,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 W Park St	0.27mi	2/1.0 (-1)	1,377 (-0%)	6mo	$105,000	$76	72
214 E Highland	0.25mi	2/1.0 (-1)	1,416 (+2%)	5mo	$39,000	$28	72
314 E Locust St	0.19mi	3/1.5	1,245 (-10%)	3mo	$140,000	$112	70
617 E Washington	0.33mi	3/1.0	1,463 (+6%)	2mo	$139,500	$95	69
608 N 1st St	0.48mi	3/1.0	1,392 (+1%)	5mo	$145,000	$104	69
303 W Main St	0.27mi	3/2.0	1,574 (+14%)	5mo	$57,500	$37	60
410 W Main St	0.37mi	3/2.0	1,232 (-11%)	9mo	$76,999	$62	57
705 W Locust St	0.58mi	3/2.0	1,252 (-10%)	3mo	$50,000	$40	54
502 S 9th St	0.55mi	3/2.0	1,260 (-9%)	9mo	$140,000	$111	52
506 N Sharon St	0.60mi	4/1.0 (+1)	1,476 (+7%)	1mo	$155,000	$105	51
522 W Highland St	0.52mi	3/2.0	1,201 (-13%)	7mo	$56,500	$47	48
803 N Sharon St	0.74mi	3/1.0	1,180 (-15%)	5mo	$133,500	$113	33

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: 37.0%
• Equity multiple: 3.85×
• Total profit: $69,486
• Equity at exit: $78,376

10-year hold

• IRR: 31.8%
• Equity multiple: 8.69×
• Total profit: $187,293
• Equity at exit: $169,022

Cash invested: $24,360 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $347

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 66%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Rangeline St Tecumseh, OK	3.0	1.0	1000	$1,200	$1.20	10d	1	0.32mi

Listing history 29 events

1. 2026-06-17
   status $87,000 Pending 103 DOM
2. 2026-06-16
   days on market $87,000 Active 103 DOM
3. 2026-06-15
   days on market $87,000 Active 102 DOM
4. 2026-06-14
   days on market $87,000 Active 100 DOM
5. 2026-06-12
   days on market $87,000 Active 99 DOM
6. 2026-06-09
   days on market $87,000 Active 96 DOM
7. 2026-06-08
   days on market $87,000 Active 95 DOM
8. 2026-06-07
   days on market $87,000 Active 94 DOM
9. 2026-06-02
   days on market $87,000 Active 89 DOM
10. 2026-06-01
    days on market $87,000 Active 88 DOM
11. 2026-05-31
    days on market $87,000 Active 87 DOM
12. 2026-05-30
    days on market $87,000 Active 86 DOM
13. 2026-05-11
    price $87,000
14. 2026-05-01
    price $95,000
15. 2026-03-05
    listed $99,900 Active
16. 2026-03-03
    historical
17. 2026-01-17
    price $109,000
18. 2025-10-21
    price $110,000
19. 2025-09-10
    listed $125,000 Active
20. 2024-06-15
    historical $895
21. 2024-06-08
    listed $895
22. 2013-01-28
    soldstatus $85,000
23. 2009-06-03
    soldstatus $78,000
24. 2009-04-22
    historical
25. 2009-03-09
    soldstatus $82,000
26. 2008-10-21
    listed $92,000
27. 2008-09-11
    historical
28. 2008-03-10
    listed $92,500
29. 2006-10-03
    soldstatus $83,980

ⓘ 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 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: $14,400
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,531
• Taxable income: $2,952
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,453/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: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Tecumseh

• Score: 70/100
• State rank: #45
• US rank: #8074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, OK
• Population (ZIP): 11,033

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 (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 14.18%
• Current HPI: 286.31
• 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

+3.6% since first listed

17 events — show timeline

• 2026-05-11 Price Changed $87,000 MLSOK
• 2026-05-01 Price Changed $95,000 MLSOK
• 2026-03-05 Listed $99,900 MLSOK
• 2026-03-03 Listing Removed — MLSOK
• 2026-01-17 Price Changed $109,000 MLSOK
• 2025-10-21 Price Changed $110,000 MLSOK
• 2025-09-10 Listed $125,000 MLSOK
• 2024-06-15 Rental Removed $895 APPFOLIO
• 2024-06-08 Listed for Rent $895 APPFOLIO
• 2013-01-28 Sold (Public Records) $85,000 Public Records
• 2009-06-03 Sold (Public Records) $78,000 Public Records
• 2009-04-22 Listing Removed — MLSOK
• 2009-03-09 Sold (Public Records) $82,000 Public Records
• 2008-10-21 Listed $92,000 MLSOK
• 2008-09-11 Listing Removed — MLSOK
• 2008-03-10 Listed $92,500 MLSOK
• 2006-10-03 Sold (Public Records) $83,980 Public Records