206 Green Ave · Poteau, OK 74953

$59,000

2 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 452 Days on market

Built 1925 0.49 ac 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
• 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

Listing remarks MLS

* Investor special * 2 bed 2 bath investment property available in Poteau, Ok near the hospital and on a very large lot and with a storage shed. Property is being sold as-is.

Key facts

• Annex building
• Storage shed
• Side parking lot

Tags

• ANNEX BUILDING
• SIDE PARKING LOT
• STORAGE SHED

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One-story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Front porch; Partial fencing; Open lot

Interior

• Kitchen: Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Double-pane windows; Electric water heater; Oven
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 3.8% in Poteau — 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 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: 137 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 $3k of equity ($408 loan paydown + $2k 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.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 452 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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?
7. 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.
8. 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.
9. 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: 2.25% ✓
• Cap rate: 20.04%
• Cash-on-cash: 49.08%
• DSCR: 3.18
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $139,230
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 College Ave	0.11mi	3/2.0 (+1)	1,521 (+11%)	3mo	$140,000	$92	64
309 N Hill St	0.09mi	3/2.0 (+1)	1,200 (-12%)	9mo	$115,000	$96	59
405 N Walter	0.43mi	3/1.0 (+1)	1,360 (-0%)	22mo	$133,000	$98	56
307 Park St	0.65mi	3/1.5 (+1)	1,255 (-8%)	12mo	$128,000	$102	39
301 Mockingbird Ln	0.58mi	3/2.0 (+1)	1,474 (+8%)	16mo	$172,900	$117	38
904 S Witte St	0.71mi	3/2.0 (+1)	1,536 (+12%)	1mo	$169,900	$111	37
304 Pearl St	0.56mi	3/2.0 (+1)	1,160 (-15%)	12mo	$185,000	$159	30
103 Bowlin Dr	0.73mi	3/2.0 (+1)	1,551 (+14%)	11mo	$203,000	$131	25
802 Reynolds Ave	0.72mi	3/2.0 (+1)	1,540 (+13%)	18mo	$143,500	$93	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 55.8%
• Equity multiple: 4.27×
• Total profit: $54,048
• Equity at exit: $30,684

10-year hold

• IRR: 54.2%
• Equity multiple: 8.72×
• Total profit: $127,526
• Equity at exit: $50,810

Cash invested: $16,520 (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: 137
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $676

Break-even live

Break-even rent $472

Max offer price $59,000

Occupancy floor 44%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $59,000 Active 452 DOM
2. 2026-06-17
   days on market $59,000 Active 451 DOM
3. 2026-06-16
   days on market $59,000 Active 450 DOM
4. 2026-06-15
   days on market $59,000 Active 449 DOM
5. 2026-06-13
   days on market $59,000 Active 447 DOM
6. 2026-06-12
   days on market $59,000 Active 446 DOM
7. 2026-06-09
   days on market $59,000 Active 443 DOM
8. 2026-06-08
   days on market $59,000 Active 442 DOM
9. 2026-06-08
   days on market $59,000 Active 441 DOM
10. 2026-06-07
    days on market $59,000 Active 440 DOM
11. 2026-06-04
    days on market $59,000 Active 437 DOM
12. 2026-06-02
    days on market $59,000 Active 436 DOM
13. 2026-06-01
    days on market $59,000 Active 435 DOM
14. 2026-05-31
    days on market $59,000 Active 434 DOM
15. 2025-04-28
    price $59,000
16. 2025-03-17
    listed $62,500 Active
17. 2024-05-17
    soldstatus $40,000
18. 2024-05-15
    soldstatus $40,000 Closed 175-char remark

    Show marketing remark (175 chars)

    * Investor special * 2 bed 2 bath investment property available in Poteau, Ok near the hospital and on a very large lot and with a storage shed. Property is being sold as-is.

19. 2024-03-08
    status Pending 175-char remark

    Show marketing remark (175 chars)

    * Investor special * 2 bed 2 bath investment property available in Poteau, Ok near the hospital and on a very large lot and with a storage shed. Property is being sold as-is.

20. 2024-02-27
    listed $53,000 Active 175-char remark

    Show marketing remark (175 chars)

    * Investor special * 2 bed 2 bath investment property available in Poteau, Ok near the hospital and on a very large lot and with a storage shed. Property is being sold as-is.

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$64/yr (+$5/mo · 13.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,928
• − Mortgage interest: −$3,305
• − Property taxes: −$467
• − Insurance: −$295
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$1,716
• Taxable income: $7,597
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $6,285/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

+11.3% since first listed

6 events — show timeline

• 2025-04-28 Price Changed $59,000 WRVBOR
• 2025-03-17 Listed $62,500 WRVBOR
• 2024-05-17 Sold (Public Records) $40,000 Public Records
• 2024-05-15 Sold (MLS) $40,000 WRVBOR
• 2024-03-08 Pending — WRVBOR
• 2024-02-27 Listed $53,000 WRVBOR

Property tax history

+6.0%/yr

Latest (2025): $467 · +23.2% YoY. Source: county tax records.