305 Pleasant Valley Rd · Poteau, OK 74953

$935,000

None bd · 6.0 ba · 2,450 sqft · Townhouse public records · 17 Days on market

Built 1984 0.75 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Investment Opportunity – Multifamily Property in Poteau, OK Discover a fantastic investment opportunity with this multifamily property located at 305 Pleasant Valley Rd, Poteau, OK. The property features 15 spacious two-bedroom, one-and-a-half-bath apartments, each renting for $715/month. Every unit includes washer and dryer hookups, providing convenience for tenants. Tenants are responsible for water and electricity, while everything else is included in the rent. With solid rental income and room for future growth, this is an ideal addition to your investment portfolio. Don’t miss out on this high-potential property!

Key facts

• Built 1984
• Listed 17 days

Property features AI

Finance

• Other: Listed by Harmon Real Estate Company

Exterior

• Parking: Concrete parking lot
• Home design: Residential apartment; Two levels
• Construction: Log and brick construction with log siding; Slab foundation
• Exterior features: No fencing; Shingle roof; Publicly maintained road access; Lot approximately 0.75 acres (dimensions 129 x 299 x 159 x 210)

Interior

• Flooring: Vinyl
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Vinyl flooring
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a ?-bed/6.0-bath townhouse listed at $935k.

Deal economics

• At list price, monthly cash flow is $-6k ($-67k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $921k (1.5% below list) — sets the bar for market timing.
• Cap rate -0.8% vs local median 3.8% in Poteau — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 57/100 on livability (#485 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Poteau (town): math 30% / reading 29% proficiency, ranked #68 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poteau Upper Es (math 45% / reading 36%, grade F, #98 of 845 statewide, top 12%, 471 students, 0% FRL); Poteau Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($6k loan paydown + $39k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($921k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $656k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $920,975 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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: 0.00% ✗
• Cap rate: -0.83%
• Cash-on-cash: -25.44%
• DSCR: -0.13
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.31×
• Total profit: $-179,458
• Equity at exit: $486,259

10-year hold

• IRR: -4.5%
• Equity multiple: 0.17×
• Total profit: $-216,639
• Equity at exit: $805,208

Cash invested: $261,800 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 140

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$4,903
• Tax from tax record: −$256 /mo · $3,075/yr
• Insurance: −$390
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-5,549

Break-even live

Break-even rent $7,024

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-5,020	-5% $-5,284	+0% $-5,549	+5% $-5,814	+10% $-6,078
Rent	-10% $-5,549	-5% $-5,549	+0% $-5,549	+5% $-5,549	+10% $-5,549
Rate	-1.0pp $-5,078	-0.5pp $-5,311	base $-5,549	+0.5pp $-5,791	+1.0pp $-6,038

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: $233,750
• Closing costs: $28,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $935,000 Active 17 DOM
2. 2026-06-18
   days on market $935,000 Active 15 DOM
3. 2026-06-17
   days on market $935,000 Active 14 DOM
4. 2026-06-16
   days on market $935,000 Active 13 DOM
5. 2026-06-15
   days on market $935,000 Active 12 DOM
6. 2026-06-13
   days on market $935,000 Active 10 DOM
7. 2026-06-12
   days on market $935,000 Active 9 DOM
8. 2026-06-09
   days on market $935,000 Active 6 DOM
9. 2026-06-08
   days on market $935,000 Active 5 DOM
10. 2026-06-08
    days on market $935,000 Active 4 DOM
11. 2026-06-07
    days on market $935,000 Active 3 DOM
12. 2026-06-04
    remarks 681-char remark
13. 2026-06-04
    listed $935,000 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: $3,075 · $256/mo
• Projected year-2 tax: $8,415 · $701/mo
• Expected delta: +$5,340/yr (+$445/mo · 173.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$52,375
• − Property taxes: −$3,075
• − Insurance: −$4,675
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$27,200
• Taxable loss: −$87,325
• Est. tax savings @ 24.0%: +$20,958
• After-tax cash flow: $-45,631/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: Poteau
• NCES district ID: 4024870
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $42,165
• Composite: 25.05/100
• National rank: #7546
• State rank: #68 of 270 in OK

Livability — Poteau

• Score: 57/100
• State rank: #485
• US rank: #22172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteau, OK
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+152.7% since first listed

17 events — show timeline

• 2026-06-03 Listed $935,000 WRVBOR
• 2026-04-03 Rental Removed $700 RENTALBEAST
• 2026-03-29 Listed for Rent $700 RENTALBEAST
• 2025-09-28 Rental Removed $700 RENTALBEAST
• 2025-08-26 Listed for Rent $700 RENTALBEAST
• 2025-08-26 Rental Removed $700 RENTALBEAST
• 2025-08-24 Price Changed $700 RENTALBEAST
• 2025-07-14 Listed for Rent $725 RENTALBEAST
• 2025-04-25 Sold (MLS) $655,800 WRVBOR
• 2025-01-13 Sold (Public Records) $1,025,000 Public Records
• 2024-10-15 Pending — WRVBOR
• 2024-09-06 Listed $799,000 WRVBOR
• 2022-03-30 Sold (Public Records) $4,055,000 Public Records
• 2022-03-16 Price Changed $500 RENT.
• 2014-12-16 Sold (Public Records) $400,000 Public Records
• 2006-11-14 Sold (Public Records) $368,000 Public Records
• 2000-05-10 Sold (Public Records) $370,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $3,075 · +4.8% YoY. Source: county tax records.