1906 E 7th Cir · Shawnee, OK 74801

$59,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records

Built 1977 0.28 ac lot Est $107k · 45% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

SPARKLING CLEAN WITH NEW PAINT AND CARPETING. TILE COORDINATES WITH CARPET & LOOKS GREAT!

Key facts

• 0.28 acre lot
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Cap rate 18.5% 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: schools F, crime F, amenities F.
• Pleasant Grove (town): math 15% / reading 25% proficiency, ranked #384 of 513 in OK (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $408 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $46k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.08% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.48%
• DSCR: 2.93
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $107,379
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 E 7th Cir	0.00mi	3/1.5	1,107 (0%)	1mo	$54,000	$49	97
1901 E Main St	0.05mi	3/1.5	1,032 (-7%)	8mo	$124,000	$120	78
321 S Lindale Ave	0.43mi	3/1.0	1,101 (-0%)	3mo	$43,500	$40	77
402 N Washington Ave	0.34mi	3/1.0	1,132 (+2%)	11mo	$110,000	$97	71
1720 E Walnut St	0.18mi	2/1.0 (-1)	1,056 (-5%)	15mo	$139,900	$132	67
1601 E 10th St	0.38mi	3/1.0	1,067 (-4%)	14mo	$130,000	$122	65
2307 E 11th St	0.32mi	3/1.0	1,047 (-5%)	15mo	$135,000	$129	63
322 N Draper Ave	0.64mi	2/1.0 (-1)	1,063 (-4%)	5mo	$76,500	$72	54
1207 E 10th St	0.71mi	2/1.0 (-1)	1,060 (-4%)	3mo	$68,000	$64	52
1212 E 11th St	0.73mi	2/1.0 (-1)	1,087 (-2%)	7mo	$114,500	$105	52
1134 E Main St	0.72mi	2/1.0 (-1)	1,087 (-2%)	10mo	$35,000	$32	50
212 S Osage Ave	0.51mi	4/2.0 (+1)	1,232 (+11%)	14mo	$80,000	$65	37

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: 40.1%
• Equity multiple: 2.72×
• Total profit: $28,340
• Equity at exit: $8,797

10-year hold

• IRR: 46.4%
• Equity multiple: 5.41×
• Total profit: $72,849
• Equity at exit: $5,101

Cash invested: $16,520 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $599

Break-even live

Break-even rent $470

Max offer price $59,000

Occupancy floor 46%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	4d	1	1.19mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	4d	1	1.33mi

Listing history 7 events

1. 2026-05-04
   listed $59,000
2. 2026-05-04
   historical
3. 2007-12-19
   historical
4. 2004-06-04
   soldstatus $45,900 93-char remark

   Show marketing remark (93 chars)

   SPARKLING CLEAN WITH NEW PAINT AND CARPETING. TILE COORDINATES WITH CARPET & LOOKS GREAT!

5. 2004-06-04
   soldstatus $46,000

   Show marketing remark (93 chars)

   SPARKLING CLEAN WITH NEW PAINT AND CARPETING. TILE COORDINATES WITH CARPET & LOOKS GREAT!

6. 2004-05-09
   listed $49,900 93-char remark

   Show marketing remark (93 chars)

   SPARKLING CLEAN WITH NEW PAINT AND CARPETING. TILE COORDINATES WITH CARPET & LOOKS GREAT!

7. 2002-12-27
   listed $49,900

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$82/yr (+$7/mo · 18.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,735
• − Mortgage interest: −$3,305
• − Property taxes: −$449
• − Insurance: −$295
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$1,716
• Taxable income: $6,612
• Est. tax owed @ 24.0%: −$1,587
• After-tax cash flow: $5,597/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: Pleasant Grove
• NCES district ID: 4024330
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $57,907
• Composite: 21.89/100
• National rank: #13560
• State rank: #384 of 513 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

+18.2% since first listed

7 events — show timeline

• 2026-05-04 Listed $59,000 MLSOK
• 2026-05-04 Listing Removed — MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2004-06-04 Sold (Public Records) $46,000 Public Records
• 2004-06-04 Sold (MLS) $45,900 MLSOK
• 2004-05-09 Listed $49,900 MLSOK
• 2002-12-27 Listed $49,900 MLSOK

Property tax history

-0.9%/yr

Latest (2025): $449 · +3.5% YoY. Source: county tax records.