209 S Ruth Ave · Shawnee, OK 74801

$112,500

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 107 Days on market

Built 1950 6,599 sqft lot ↓ 9% since listing

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Unbelievably cute home! So many updated features, you'd almost think it was a new home. Newer paint inside and out. Newer Double Pane Windows thru out. Walk in shower, New roof in 2025. Gas Stove. Refrigerator. Laundry room with washer and dryer hookups. Newer Hot water heater. Modern ceiling fans and lighting. Covered carport with a pull thru into back yard. Very private back yard has a cozy patio area. A slab for a storage building, that has electric close by. This home has so much to offer for the price.

Key facts

• Laundry room
• Double pane windows
• Gas stove

Tags

• DOUBLE PANE WINDOWS
• WALK IN SHOWER
• NEW ROOF
• GAS STOVE
• REFRIGERATOR
• LAUNDRY ROOM

Property features AI

Finance

• Other: Occupied; Price previously decreased
• Financial info: Listing terms: Cash, Conventional, Will consider FHA or VA; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking; 1-car garage
• Utilities: No storm shelter
• Home design: Single family residence; One level; West-facing
• Construction: Frame construction; Composition roof (new 2024); Double pane windows; Conventional foundation; Existing property
• Exterior features: Open patio; Chain link fencing; Interior lot

Interior

• Kitchen: Free‑standing gas range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Open patio access; Living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $-2 ($-18/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (12.7% below list).
• Recommended offer: $98k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Shawnee — 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 (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Shawnee (town): math 11% / reading 17% proficiency, ranked #238 of 270 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Horace Mann Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 225 students, 0% FRL); Shawnee Hs (math 16% / reading 35%, grade F, #142 of 447 statewide, top 32%, 987 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,218 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $68,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 S Penn Ave	0.49mi	2/1.0	948 (-0%)	7mo	$26,500	$28	71
243 S Minnesota Ave	0.50mi	2/1.0	980 (+3%)	4mo	$103,000	$105	68
202 S Dixon Ave	0.15mi	2/1.0	1,050 (+10%)	10mo	$17,500	$17	68
217 S Minnesota Ave	0.50mi	3/1.0 (+1)	972 (+2%)	3mo	$43,500	$45	66
1103 E 11th St	0.43mi	3/1.0 (+1)	908 (-5%)	6mo	$115,000	$127	62
1207 E 10th St	0.35mi	2/1.0	1,060 (+11%)	3mo	$68,000	$64	62
322 N Draper Ave	0.43mi	2/1.0	1,063 (+12%)	5mo	$76,500	$72	56
1315 E Whittaker St	0.53mi	3/1.0 (+1)	904 (-5%)	10mo	$95,000	$105	54
302 S Penn Ave	0.46mi	3/1.0 (+1)	1,064 (+12%)	3mo	$71,000	$67	52
1212 E 11th St	0.45mi	2/1.0	1,087 (+14%)	7mo	$114,500	$105	49
604 N Tucker Ave	0.74mi	2/1.0	864 (-9%)	3mo	$51,100	$59	48
1901 E Main St	0.70mi	3/1.5 (+1)	1,032 (+8%)	8mo	$124,000	$120	40

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

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-18,491
• Equity at exit: $16,774

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-16,893
• Equity at exit: $9,727

Cash invested: $31,500 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$590
• Tax est. 1.5%: −$141 /mo · $1,688/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-2

Break-even live

Break-even rent $984

Max offer price $112,277

Occupancy floor 95%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 N. Broadway 01/13/2018 12:00 AM Shawnee, OK	1.0	1.0	679	$700	$1.03	4d	1	0.88mi
414 N Aydelotte Ave Shawnee, OK	2.0	2.0	864	$1,250	$1.45	4d	1	1.40mi
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	4d	2	1.49mi

Listing history 14 events

1. 2026-05-19
   status Pending
2. 2026-04-16
   price $112,500
3. 2026-02-01
   listed $117,500 Active
4. 2026-01-30
   historical
5. 2025-12-12
   price $117,500
6. 2025-08-04
   listed $120,000 Active
7. 2024-12-11
   historical
8. 2024-12-06
   status Active
9. 2024-10-21
   status Pending
10. 2024-09-28
    price $110,000
11. 2024-08-03
    price $115,000
12. 2024-07-26
    price $119,900
13. 2024-07-05
    price $121,000
14. 2024-06-11
    listed $123,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 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: $11,786
• − Mortgage interest: −$6,302
• − Property taxes: −$1,688
• − Insurance: −$562
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$3,273
• Taxable loss: −$1,924
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $443/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: Shawnee
• NCES district ID: 4027570
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $32,128
• Composite: 11.21/100
• National rank: #9724
• State rank: #238 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OK
• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• Metro: Shawnee, OK
• 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

-8.9% since first listed

14 events — show timeline

• 2026-05-19 Pending — MLSOK
• 2026-04-16 Price Changed $112,500 MLSOK
• 2026-02-01 Listed $117,500 MLSOK
• 2026-01-30 Listing Removed — MLSOK
• 2025-12-12 Price Changed $117,500 MLSOK
• 2025-08-04 Listed $120,000 MLSOK
• 2024-12-11 Listing Removed — MLSOK
• 2024-12-06 Relisted — MLSOK
• 2024-10-21 Pending — MLSOK
• 2024-09-28 Price Changed $110,000 MLSOK
• 2024-08-03 Price Changed $115,000 MLSOK
• 2024-07-26 Price Changed $119,900 MLSOK
• 2024-07-05 Price Changed $121,000 MLSOK
• 2024-06-11 Listed $123,500 MLSOK

Property tax history

+10.8%/yr

Latest (2025): $133 · +7.3% YoY. Source: county tax records.