1017 E 10th St · Pawhuska, OK 74056

$30,000

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 108 Days on market

Built 1925 10,500 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 +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Looking for a project in Pawhuska? Here it is. 2 bedroom, 1 bath home with a detached garage on almost 1/4 of an acre. Large living & dining room enclosed front porch and partially fenced backyard. Call today & let's make this your new project. Selling "As-Is".

Key facts

• Detached garage
• Enclosed front porch
• 0.24 acre lot

Tags

• DETACHED GARAGE
• ENCLOSED FRONT PORCH
• PARTIALLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built with brick and wood frame; asbestos also noted; Asphalt/fiberglass roof
• Exterior features: Covered porch; Concrete driveway; Partial chain link fencing

Interior

• Kitchen: Country-style kitchen; Dishwasher
• Bedrooms: Master bedroom (first level); Additional bedroom (first level)
• Flooring: Laminate counters noted (flooring type not specified)
• Bathrooms: One full bathroom with bathtub (first level, hall bath)
• Heating & cooling: Central air; Gas water heater; Heater in bathroom
• Interior features: Wood window frames; Laminate countertops; Gas range connection and gas oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside separate utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#37 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Pawhuska (town): math 9% / reading 13% proficiency, ranked #248 of 270 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (5.7% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; 33% 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: 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 $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 3.27% ✓
• Cap rate: 29.51%
• Cash-on-cash: 82.91%
• DSCR: 4.69
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $132,250
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 Leahy Ave	0.64mi	2/1.0	1,120 (-3%)	3mo	$155,000	$138	63
614 Prudom Ave	0.57mi	2/1.0	1,170 (+2%)	24mo	$135,000	$115	51
215 E 9th St	0.57mi	2/1.0	1,000 (-13%)	9mo	$35,000	$35	44

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

Projected returns pro-forma

5.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 89.3%
• Equity multiple: 6.37×
• Total profit: $45,098
• Equity at exit: $18,292

10-year hold

• IRR: 87.0%
• Equity multiple: 13.37×
• Total profit: $103,876
• Equity at exit: $32,693

Cash invested: $8,400 (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 74056

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $580

Break-even live

Break-even rent $246

Max offer price $30,000

Occupancy floor 36%

Sensitivity live

Price	-10% $597	-5% $589	+0% $580	+5% $572	+10% $563
Rent	-10% $503	-5% $542	+0% $580	+5% $619	+10% $658
Rate	-1.0pp $595	-0.5pp $588	base $580	+0.5pp $573	+1.0pp $565

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $30,000 Active 108 DOM
2. 2026-06-19
   days on market $30,000 Active 106 DOM
3. 2026-06-18
   days on market $30,000 Active 105 DOM
4. 2026-06-17
   days on market $30,000 Active 104 DOM
5. 2026-06-16
   days on market $30,000 Active 103 DOM
6. 2026-06-15
   days on market $30,000 Active 102 DOM
7. 2026-06-14
   days on market $30,000 Active 100 DOM
8. 2026-06-12
   days on market $30,000 Active 99 DOM
9. 2026-06-09
   days on market $30,000 Active 96 DOM
10. 2026-06-08
    days on market $30,000 Active 95 DOM
11. 2026-06-07
    days on market $30,000 Active 94 DOM
12. 2026-06-05
    days on market $30,000 Active 91 DOM
13. 2026-06-03
    days on market $30,000 Active 90 DOM
14. 2026-06-02
    days on market $30,000 Active 89 DOM
15. 2026-06-01
    days on market $30,000 Active 88 DOM
16. 2026-05-31
    days on market $30,000 Active 87 DOM
17. 2026-05-30
    days on market $30,000 Active 86 DOM
18. 2026-03-05
    listed $30,000 Active
19. 2000-08-08
    soldstatus $22,500

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $295 · $25/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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,768
• − Mortgage interest: −$1,680
• − Property taxes: −$295
• − Insurance: −$150
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$873
• Taxable income: $6,887
• Est. tax owed @ 24.0%: −$1,653
• After-tax cash flow: $5,311/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: Pawhuska
• NCES district ID: 4023580
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 13% ▼ -8.00%
• Median HH income: $34,773
• Composite: 8.98/100
• National rank: #9883
• State rank: #248 of 270 in OK

Livability — Pawhuska

• Score: 70/100
• State rank: #37
• US rank: #7514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawhuska, OK
• Population (ZIP): 4,874

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Native American 27% Two or more races 11% Hispanic / Latino 4%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.70%
• Current HPI: 296.6482
• 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

+33.3% since first listed

2 events — show timeline

• 2026-03-05 Listed $30,000 MLS Technology, Inc.
• 2000-08-08 Sold (Public Records) $22,500 Public Records

Property tax history

+1.6%/yr

Latest (2024): $295 · +2.8% YoY. Source: county tax records.