211 Jefferson St · Seminole, OK 74868

$27,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 36 Days on market

Built 1930 7,000 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

2BR/1BA could be utilized as 3. Beautiful mature trees in backyard. Wood floors, Pine paneling in backroom. Close to Seminole High School. 1/2 cellar under rear quarters. Would be great for small family or rental potential.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Located in the Strothers addition
• Financial info: Listing offered as-is; terms include cash and conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; Other parking surface; 1-car garage
• Utilities: No flood insurance required (per listing); Living area reported as 1,120 (assessor)
• Home design: Single-family residence; One-level home; Property faces east; Residential property
• Construction: Frame construction; Metal roof; Conventional foundation; Built (existing)
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; No central air
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.8% vs local median 4.8% in Seminole — 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 (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($193 loan paydown + $3k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $2k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $27,063 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1930 — 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 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?
5. 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?
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: 3.47% ✓
• Cap rate: 30.75%
• Cash-on-cash: 87.36%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $76,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 W Evans Ave	0.14mi	2/1.0	1,136 (+1%)	4mo	$6,500	$6	88
1120 Eureka St	0.63mi	2/1.0	1,084 (-3%)	3mo	$45,000	$42	63
404 Jefferson St	0.10mi	3/1.0 (+1)	1,273 (+14%)	8mo	$96,000	$75	61
1131 N Highland St	0.65mi	2/1.0	1,100 (-2%)	10mo	$74,900	$68	59
600 Hoover St	0.58mi	3/1.0 (+1)	1,152 (+3%)	7mo	$17,000	$15	57
903 Jefferson St	0.42mi	3/1.0 (+1)	1,235 (+10%)	1mo	$100,000	$81	57
801 Hoover St	0.60mi	2/1.0	1,184 (+6%)	8mo	$18,600	$16	56
812 Hoover St	0.65mi	2/1.0	1,060 (-5%)	6mo	$49,000	$46	56
1011 Coolidge St	0.58mi	3/1.0 (+1)	1,165 (+4%)	9mo	$125,000	$107	54
1222 Gessel St	0.72mi	3/1.0 (+1)	1,188 (+6%)	8mo	$21,000	$18	45
712 Elm St	0.74mi	3/2.0 (+1)	1,242 (+11%)	1mo	$162,500	$131	38
716 Elm St	0.74mi	3/2.0 (+1)	1,242 (+11%)	3mo	$165,900	$134	36

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: 96.7%
• Equity multiple: 7.58×
• Total profit: $51,435
• Equity at exit: $25,135

10-year hold

• IRR: 91.8%
• Equity multiple: 16.75×
• Total profit: $123,016
• Equity at exit: $54,204

Cash invested: $7,812 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$146
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $569

Break-even live

Break-even rent $249

Max offer price $27,900

Occupancy floor 36%

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $27,900 Active 36 DOM
2. 2026-06-17
   days on market $27,900 Active 35 DOM
3. 2026-06-17
   price $27,900 Active 34 DOM
4. 2026-06-16
   days on market $29,900 Active 34 DOM
5. 2026-06-15
   days on market $29,900 Active 33 DOM
6. 2026-06-13
   days on market $29,900 Active 31 DOM
7. 2026-06-12
   days on market $29,900 Active 30 DOM
8. 2026-06-09
   days on market $29,900 Active 27 DOM
9. 2026-06-08
   days on market $29,900 Active 26 DOM
10. 2026-06-08
    days on market $29,900 Active 25 DOM
11. 2026-06-07
    days on market $29,900 Active 24 DOM
12. 2026-06-04
    days on market $29,900 Active 21 DOM
13. 2026-06-02
    days on market $29,900 Active 20 DOM
14. 2026-06-01
    days on market $29,900 Active 19 DOM
15. 2026-05-31
    days on market $29,900 Active 18 DOM
16. 2026-05-13
    listed $29,900 Active
17. 2009-11-24
    soldstatus $24,000 223-char remark

    Show marketing remark (223 chars)

    2BR/1BA could be utilized as 3. Beautiful mature trees in backyard. Wood floors, Pine paneling in backroom. Close to Seminole High School. 1/2 cellar under rear quarters. Would be great for small family or rental potential.

18. 2009-11-24
    soldstatus $24,000

    Show marketing remark (223 chars)

    2BR/1BA could be utilized as 3. Beautiful mature trees in backyard. Wood floors, Pine paneling in backroom. Close to Seminole High School. 1/2 cellar under rear quarters. Would be great for small family or rental potential.

19. 2009-06-25
    listed $27,000 223-char remark

    Show marketing remark (223 chars)

    2BR/1BA could be utilized as 3. Beautiful mature trees in backyard. Wood floors, Pine paneling in backroom. Close to Seminole High School. 1/2 cellar under rear quarters. Would be great for small family or rental potential.

20. 2008-06-04
    soldstatus $20,000
21. 2000-05-12
    soldstatus $17,500

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $464 · $39/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $11,625
• − Mortgage interest: −$1,563
• − Property taxes: −$464
• − Insurance: −$140
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$812
• Taxable income: $6,787
• Est. tax owed @ 24.0%: −$1,629
• After-tax cash flow: $5,196/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+70.9% since first listed

6 events — show timeline

• 2026-05-13 Listed $29,900 MLSOK
• 2009-11-24 Sold (Public Records) $24,000 Public Records
• 2009-11-24 Sold (MLS) $24,000 MLSOK
• 2009-06-25 Listed $27,000 MLSOK
• 2008-06-04 Sold (Public Records) $20,000 Public Records
• 2000-05-12 Sold (Public Records) $17,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $464 · +2.9% YoY. Source: county tax records.