602 N Bell Ave · Shawnee, OK 74801

$65,000

3 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 7 Days on market

Built 1930 4,874 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

OWNER WILL NOT ENTERTAIN ANY OFFERS PRIOR TO VIEWING THE PROPERTY. A chance to put your personal touches on this classic style home. Home is 3 Bedroom, 2 bath and plenty of living space! House is being sold AS IS, where is, owner's will not do any repairs or offer any closing concessions. Buyer's to verify all information provided in this listing. Information may vary as the Owner's have never entered the property and claim no knowledge of the properties condition or occupancy status. Please use caution when showing. Listing agent is not available for showings for this property and does not have any additional information or photos. Listing agent has an ownership interest in the property. Please seek representation by a qualified real estate professional in the area. Land SQ Ft is NOT verified.

Key facts

• Near schools
• Near parks
• Convenient location

Tags

• HISTORIC VICTORIAN HOME
• STRONG RENOVATION POTENTIAL
• CONVENIENT LOCATION
• NEAR DOWNTOWN AMENITIES
• NEAR PARKS
• NEAR SCHOOLS

Property features AI

Finance

• Other: Listed as active; unoccupied
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exemption on file
• Home design: Single family residence; Two-level home; Existing property; Located in the Morning View addition
• Construction: Frame construction with vinyl siding; Shingle roof (replaced/updated in 2023); Conventional foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 18.9% 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 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; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $24k; list at $65k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $65,000

Questions for the listing agent

1. Built in 1930 — 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. 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: 2.10% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.18%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $198,144
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 N Beard Ave	0.27mi	4/2.0 (+1)	2,394 (+4%)	3mo	$132,000	$55	74
709 N Park Ave	0.36mi	4/2.0 (+1)	2,240 (-3%)	9mo	$198,500	$89	66
601 N Mckinley Ave	0.48mi	3/2.0	2,174 (-6%)	12mo	$187,000	$86	59
539 N Louisa Ave	0.38mi	4/2.5 (+1)	2,433 (+6%)	9mo	$315,000	$129	58
618 N Louisa Ave	0.41mi	4/2.0 (+1)	2,590 (+12%)	1mo	$115,000	$44	54
45 E Drummond St	0.62mi	3/2.0	2,381 (+3%)	16mo	$202,400	$85	53
1009 N Park Ave	0.59mi	3/2.0	2,099 (-9%)	8mo	$239,000	$114	51
625 N Louisa Ave	0.38mi	3/1.5	2,030 (-12%)	21mo	$78,000	$38	43
651 N Market Ave	0.26mi	4/3.5 (+1)	2,066 (-10%)	23mo	$221,000	$107	41
836 N Chapman Ave	0.70mi	4/2.0 (+1)	2,521 (+9%)	24mo	$213,000	$84	27

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: 42.1%
• Equity multiple: 2.81×
• Total profit: $32,853
• Equity at exit: $9,692

10-year hold

• IRR: 48.1%
• Equity multiple: 5.60×
• Total profit: $83,747
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $685

Break-even live

Break-even rent $500

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $722	-5% $704	+0% $685	+5% $667	+10% $648
Rent	-10% $577	-5% $631	+0% $685	+5% $739	+10% $793
Rate	-1.0pp $718	-0.5pp $702	base $685	+0.5pp $668	+1.0pp $651

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $65,000 Active 7 DOM
2. 2026-06-19
   days on market $65,000 Active 5 DOM
3. 2026-06-18
   days on market $65,000 Active 4 DOM
4. 2026-06-17
   days on market $65,000 Active 3 DOM
5. 2026-06-17
   remarks 699-char remark
6. 2026-06-16
   days on market $65,000 Active 2 DOM
7. 2026-06-15
   remarks 675-char remark
8. 2026-06-15
   listed $65,000 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: $325 · $27/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: +$260/yr (+$22/mo · 80.0%)

ⓘ 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 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: $16,410
• − Mortgage interest: −$3,641
• − Property taxes: −$325
• − Insurance: −$325
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$1,891
• Taxable income: $7,602
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $6,399/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

+128.1% since first listed

14 events — show timeline

• 2026-06-14 Listed $65,000 MLSOK
• 2022-08-01 Sold (MLS) $23,900 MLSOK
• 2022-07-11 Pending — MLSOK
• 2022-06-28 Relisted — MLSOK
• 2022-05-23 Pending — MLSOK
• 2022-05-19 Price Changed $23,900 MLSOK
• 2022-05-05 Relisted — MLSOK
• 2022-04-30 Pending — MLSOK
• 2022-04-26 Listed $29,900 MLSOK
• 2015-07-21 Sold (MLS) $19,950 MLSOK
• 2015-06-30 Pending — MLSOK
• 2015-05-26 Price Changed $24,900 MLSOK
• 2015-04-20 Listed $32,900 MLSOK
• 1995-03-31 Sold (Public Records) $28,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $325 · +4.2% YoY. Source: county tax records.