820 E Broadway Ave · Seminole, OK 74868

$60,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 62 Days on market

Built 1940 6,499 sqft lot Est $89k · 32% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

A great opportunity at a great price! 30' x 30' shop built in 2011, sheet rocked, plumbed, window unit and wood burning stove. 3 bed, 1.5 bath home with 2 living areas and formal dining on a nice size corner lot! Home has small basement, used to have an elevator (it was removed) and stairs were put in to the upstairs. One bedroom and a 1/2 bath upstairs. Kitchen has been partially updated, some original hardwood floors. This home has lots of character! This property is zoned C-2, you can live in the house and run a business out of the shop. Located on Broadway AKA St Hwy 270.

Key facts

• 6,499 sq ft lot
• Built 1940
• Listed 61 days

Property features AI

Finance

• Other: Listed price available; Directions: From Hwy 377 (Hwy 99 or Milt Phillips Ave.) and Broadway (First United Bank) go East on Broadway to the property on the North side of the road.
• Financial info: Not assumable; Loan qualification unknown; Property listed as occupied (rent/leased)
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exemption
• Home design: Single family residence; One and one-half level; Residential property in Terrace Add
• Construction: Frame construction; Metal roof; Combination foundation; Built (existing)
• Exterior features: Covered porch; Corner lot

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); 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 $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $15k; list at $60k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.93% ✓
• Cap rate: 17.06%
• Cash-on-cash: 38.45%
• DSCR: 2.71
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $88,660
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 N 9th St	0.13mi	3/2.0	1,368 (+0%)	8mo	$16,000	$12	83
219 W Seminole Ave	0.68mi	3/1.0	1,388 (+2%)	2mo	$133,355	$96	64
404 C St	0.65mi	3/1.5	1,378 (+1%)	9mo	$124,000	$90	59
203 N Highland St	0.70mi	3/1.5	1,303 (-4%)	19mo	$21,750	$17	42
305 C St	0.62mi	3/1.5	1,530 (+12%)	16mo	$99,000	$65	36
201 Douglas Ave	0.64mi	4/1.5 (+1)	1,536 (+13%)	15mo	$18,000	$12	30

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: 53.9%
• Equity multiple: 4.99×
• Total profit: $66,959
• Equity at exit: $54,053

10-year hold

• IRR: 47.5%
• Equity multiple: 11.13×
• Total profit: $170,205
• Equity at exit: $116,567

Cash invested: $16,800 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $538

Break-even live

Break-even rent $475

Max offer price $60,000

Occupancy floor 48%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 62 DOM
2. 2026-06-17
   days on market $60,000 Active 61 DOM
3. 2026-06-16
   days on market $60,000 Active 60 DOM
4. 2026-06-15
   days on market $60,000 Active 59 DOM
5. 2026-06-13
   days on market $60,000 Active 57 DOM
6. 2026-06-12
   days on market $60,000 Active 56 DOM
7. 2026-06-09
   days on market $60,000 Active 53 DOM
8. 2026-06-08
   days on market $60,000 Active 52 DOM
9. 2026-06-08
   days on market $60,000 Active 51 DOM
10. 2026-06-07
    days on market $60,000 Active 50 DOM
11. 2026-06-04
    days on market $60,000 Active 47 DOM
12. 2026-06-02
    days on market $60,000 Active 46 DOM
13. 2026-06-01
    days on market $60,000 Active 45 DOM
14. 2026-05-31
    days on market $60,000 Active 44 DOM
15. 2026-04-17
    listed $60,000 Active
16. 2019-12-30
    soldstatus $14,667
17. 2019-02-28
    soldstatus $37,500 582-char remark

    Show marketing remark (582 chars)

    A great opportunity at a great price! 30' x 30' shop built in 2011, sheet rocked, plumbed, window unit and wood burning stove. 3 bed, 1.5 bath home with 2 living areas and formal dining on a nice size corner lot! Home has small basement, used to have an elevator (it was removed) and stairs were put in to the upstairs. One bedroom and a 1/2 bath upstairs. Kitchen has been partially updated, some original hardwood floors. This home has lots of character! This property is zoned C-2, you can live in the house and run a business out of the shop. Located on Broadway AKA St Hwy 270.

18. 2018-06-25
    listed $43,900 582-char remark

    Show marketing remark (582 chars)

    A great opportunity at a great price! 30' x 30' shop built in 2011, sheet rocked, plumbed, window unit and wood burning stove. 3 bed, 1.5 bath home with 2 living areas and formal dining on a nice size corner lot! Home has small basement, used to have an elevator (it was removed) and stairs were put in to the upstairs. One bedroom and a 1/2 bath upstairs. Kitchen has been partially updated, some original hardwood floors. This home has lots of character! This property is zoned C-2, you can live in the house and run a business out of the shop. Located on Broadway AKA St Hwy 270.

19. 1999-10-30
    soldstatus $15,000

ⓘ 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: $426 · $36/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$114/yr (+$10/mo · 26.8%)

ⓘ 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 ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,876
• − Mortgage interest: −$3,361
• − Property taxes: −$426
• − Insurance: −$300
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,745
• Taxable income: $5,823
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,063/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

+300.0% since first listed

5 events — show timeline

• 2026-04-17 Listed $60,000 MLSOK
• 2019-12-30 Sold (Public Records) $14,667 Public Records
• 2019-02-28 Sold (MLS) $37,500 MLSOK
• 2018-06-25 Listed $43,900 MLSOK
• 1999-10-30 Sold (Public Records) $15,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $426 · +6.5% YoY. Source: county tax records.