2 bd · 1.0 ba ·
952 sqft ·
Built 1950
· SingleFamily
· Pending
· 107 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$982/mo
Mortgage (P&I)
−$590
Tax + insurance
−$188
HOA
−$0
Vac / Maint / Mgmt
−$206
Net cashflow
$-2/mo
Annual
$-18/yr
Cap rate
6.28%
Cash-on-cash
-0.06%
DSCR
1.00
1% rule
0.87%
Cash to close
$31,500
Investor read
This is a 2-bed/1.0-bath single-family listed at $112k.
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).
It's been on market 107 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $98k (12.7% below list) — sets the bar for 1% rule.
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.
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.
Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
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 6d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).
Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
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.
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.
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.
Questions for listing agent
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?
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?
Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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· Data 3 weeks agocashflowre.app · 2026-05-29