401 N Vine Ave · Cleveland, OK 74020

$67,500

3 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 43 Days on market

Built 1910 10,019 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Gorgeous, large, LR that could be LR, dining combo or one big LR, has 2 bdrm, 1 bath in front and add-on used as 3rd bdrm, with LARGE utility room w/ sink, shower and toilet, breezeway between house & garage. 1 c garage w/ wrk area & 2 crpts. Nice yard, & MORE!

Key facts

• Central heat
• Oversized corner lot
• Great layout

Tags

• HARDWOOD FLOORS
• CENTRAL HEAT
• CARPORT
• OVERSIZED CORNER LOT
• GREAT LAYOUT

Property features AI

Exterior

• Parking: Attached garage with 3 spaces; Carport; Garage faces side; Workshop in garage
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Built as wood frame with asbestos materials noted; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Covered porch; Full fencing; Storm shelter; Corner lot

Interior

• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Gas oven connection; Storm windows with wood frames
• Laundry & utility: Washer hookup; No hot water (appliance/equipment noted)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 6.4% in Cleveland — 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 67/100 on livability (#93 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D-.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($467 loan paydown + $7k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.41% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.74%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 N Division St	0.29mi	3/1.5	1,298 (+5%)	8mo	$178,000	$137	70
403 N Vine Ave	0.01mi	3/1.0	1,092 (-12%)	10mo	$170,000	$156	67
402 S Jules Ave	0.54mi	3/1.0	1,272 (+3%)	2mo	$48,000	$38	65
201 N Dunlap St	0.16mi	2/1.0 (-1)	1,158 (-7%)	10mo	$150,000	$130	64
606 N B Ave	0.44mi	3/1.0	1,360 (+10%)	1mo	$138,500	$102	58
601 W Wichita Ave W	0.66mi	3/1.0	1,227 (-1%)	6mo	$48,000	$39	58
703 N D Ave	0.55mi	3/1.5	1,360 (+10%)	2mo	$168,000	$124	54
202 W Ponca Ave	0.47mi	3/2.0	1,398 (+13%)	6mo	$247,000	$177	52
512 S Jules Ave	0.62mi	3/1.0	1,352 (+9%)	3mo	$170,000	$126	49
912 N C Ave	0.68mi	3/1.5	1,096 (-12%)	3mo	$180,000	$164	44
200 S Division St	0.45mi	2/1.0 (-1)	1,380 (+11%)	12mo	$129,900	$94	42
700 Cedar Ct	0.73mi	3/1.5	1,104 (-11%)	6mo	$129,900	$118	40

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: 38.2%
• Equity multiple: 3.94×
• Total profit: $55,568
• Equity at exit: $60,809

10-year hold

• IRR: 32.9%
• Equity multiple: 8.88×
• Total profit: $148,870
• Equity at exit: $131,138

Cash invested: $18,900 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 86
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $295

Break-even live

Break-even rent $576

Max offer price $67,500

Occupancy floor 64%

Sensitivity live

Price	-10% $333	-5% $314	+0% $295	+5% $276	+10% $257
Rent	-10% $220	-5% $258	+0% $295	+5% $333	+10% $370
Rate	-1.0pp $329	-0.5pp $312	base $295	+0.5pp $278	+1.0pp $260

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 W Cherokee St Cleveland, OK	2.0	1.0	768	$950	$1.24	4d	1	0.78mi

Listing history 24 events

1. 2026-06-18
   days on market $67,500 Active 43 DOM
2. 2026-06-17
   days on market $67,500 Active 42 DOM
3. 2026-06-16
   days on market $67,500 Active 41 DOM
4. 2026-06-15
   days on market $67,500 Active 40 DOM
5. 2026-06-13
   days on market $67,500 Active 38 DOM
6. 2026-06-10
   days on market $67,500 Active 35 DOM
7. 2026-06-09
   days on market $67,500 Active 34 DOM
8. 2026-06-08
   days on market $67,500 Active 33 DOM
9. 2026-06-07
   days on market $67,500 Active 32 DOM
10. 2026-06-03
    remarks 654-char remark
11. 2026-06-03
    pricedays on market $67,500 Active 28 DOM
12. 2026-06-02
    days on market $78,500 Active 27 DOM
13. 2026-06-01
    days on market $78,500 Active 26 DOM
14. 2026-05-31
    days on market $78,500 Active 25 DOM
15. 2026-05-06
    listed $78,500 Active
16. 2023-07-12
    soldstatus $84,300
17. 2023-01-19
    historical
18. 2023-01-05
    price $37,700
19. 2022-12-16
    price $46,600
20. 2022-12-01
    listed $53,000 Active
21. 2005-09-09
    soldstatus $57,000 278-char remark

    Show marketing remark (278 chars)

    Gorgeous, large, LR that could be LR, dining combo or one big LR, has 2 bdrm, 1 bath in front and add-on used as 3rd bdrm, with LARGE utility room w/ sink, shower and toilet, breezeway between house & garage. 1 c garage w/ wrk area & 2 crpts. Nice yard, & MORE!

22. 2005-09-09
    soldstatus $57,000

    Show marketing remark (278 chars)

    Gorgeous, large, LR that could be LR, dining combo or one big LR, has 2 bdrm, 1 bath in front and add-on used as 3rd bdrm, with LARGE utility room w/ sink, shower and toilet, breezeway between house & garage. 1 c garage w/ wrk area & 2 crpts. Nice yard, & MORE!

23. 2005-07-06
    listed $59,000 278-char remark

    Show marketing remark (278 chars)

    Gorgeous, large, LR that could be LR, dining combo or one big LR, has 2 bdrm, 1 bath in front and add-on used as 3rd bdrm, with LARGE utility room w/ sink, shower and toilet, breezeway between house & garage. 1 c garage w/ wrk area & 2 crpts. Nice yard, & MORE!

24. 1997-07-16
    soldstatus $27,500

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $879 · $73/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 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: $11,400
• − Mortgage interest: −$3,781
• − Property taxes: −$879
• − Insurance: −$338
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,964
• Taxable income: $2,615
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $2,914/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Cleveland

• Score: 67/100
• State rank: #93
• US rank: #10844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OK
• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

+185.5% since first listed

10 events — show timeline

• 2026-05-06 Listed $78,500 MLS Technology, Inc.
• 2023-07-12 Sold (Public Records) $84,300 Public Records
• 2023-01-19 Listing Removed — MLS Technology, Inc.
• 2023-01-05 Price Changed $37,700 MLS Technology, Inc.
• 2022-12-16 Price Changed $46,600 MLS Technology, Inc.
• 2022-12-01 Listed $53,000 MLS Technology, Inc.
• 2005-09-09 Sold (Public Records) $57,000 Public Records
• 2005-09-09 Sold (MLS) $57,000 MLS Technology, Inc.
• 2005-07-06 Listed $59,000 MLS Technology, Inc.
• 1997-07-16 Sold (Public Records) $27,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $879 · -4.0% YoY. Source: county tax records.