531 S Pecan St · Nowata, OK 74048

$160,000

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 12 Days on market

Built 1977 0.30 ac lot Est $157k · at est.

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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 +9.3/30.0
• Appreciation +8.4/10.0
• ARV discount +6.5/15.0
• Livability +2.9/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome to this charming full brick home brimming with potential, awaiting your personal touch and vision! Nestled in a tranquil neighborhood, this residence offers a wonderful canvas for those seeking to customize and modernize their home. As you step inside, you're greeted by a spacious living area. The adjoining kitchen beckons with its generous footprint, presenting an opportunity to create a culinary haven tailored to your taste. Three well-proportioned bedrooms provide comfortable retreats promising a peaceful nights' rest. Outside, the expansive backyard invites outdoor entertaining and recreation, with plenty of space for gardening, play, or relaxation.

Key facts

• Custom cabinets
• Full dining area
• Eat in area

Tags

• CUSTOM CABINETS
• LARGE ISLAND
• EAT IN AREA
• FULL DINING AREA
• LARGE INDOOR LAUNDRY ROOM
• FULL PRIVACY FENCE

Property features AI

Finance

• Other: Property tax information not included per instructions
• Financial info: Financial details not provided
• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Metal roof; Built year from public records
• Exterior features: Concrete driveway; Rain gutters; Covered patio and porch; Porch; Shed(s); Privacy fencing; Mature trees

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Plumbed for ice maker; Gas water heater
• Bedrooms: Bedroom details not provided
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate countertops; Ceiling fan(s); Vinyl windows; Electric oven/range connection; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (26.6% below list).
• Recommended offer: $117k (26.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#455 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Nowata (town): math 10% / reading 18% proficiency, ranked #234 of 270 in OK (top 87%) — 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: 50 active listings in the ZIP; 8 units permitted in Nowata County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.8% local appreciation)).
• Nowata County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $117,363 (26.6% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $156,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 S Pecan St	0.00mi	3/1.5	1,592 (+1%)	0mo	$158,000	$99	97
722 S Pine St	0.28mi	3/2.0	1,525 (-4%)	11mo	$40,000	$26	72
806 S Hickory St	0.33mi	2/2.0 (-1)	1,488 (-6%)	0mo	$155,000	$104	69
717 W Bushyhead	0.27mi	3/2.0	1,668 (+5%)	11mo	$5,000	$3	69
818 S Pine St	0.36mi	3/1.0	1,493 (-6%)	5mo	$135,000	$90	66
406 W Ironman Ave	0.25mi	3/2.0	1,377 (-13%)	3mo	$68,000	$49	64
723 S Maple St	0.28mi	3/2.0	1,486 (-6%)	17mo	$175,000	$118	63
616 S Broad St	0.28mi	3/2.0	1,710 (+8%)	18mo	$186,700	$109	58
344 S Willow St	0.39mi	3/2.0	1,456 (-8%)	21mo	$148,000	$102	51
1024 W Ross Ave	0.56mi	3/2.0	1,436 (-9%)	18mo	$145,000	$101	44
206 S Hickory St	0.46mi	3/1.5	1,352 (-14%)	11mo	$105,000	$78	43
414 W Delaware Ave	0.71mi	4/1.5 (+1)	1,696 (+7%)	14mo	$158,500	$93	36

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

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.03×
• Total profit: $45,974
• Equity at exit: $108,300

10-year hold

• IRR: 14.7%
• Equity multiple: 4.11×
• Total profit: $139,451
• Equity at exit: $203,428

Cash invested: $44,800 (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 74048

• Home prices YoY: 2.9%
• Active inventory: 50
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-117

Break-even live

Break-even rent $1,322

Max offer price $139,321

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   listed $160,000 Active
3. 2025-06-26
   historical
4. 2025-06-09
   listed $140,000 Active
5. 2024-05-22
   soldstatus $120,000
6. 2024-05-17
   soldstatus $120,000 Closed 669-char remark

   Show marketing remark (669 chars)

   Welcome to this charming full brick home brimming with potential, awaiting your personal touch and vision! Nestled in a tranquil neighborhood, this residence offers a wonderful canvas for those seeking to customize and modernize their home. As you step inside, you're greeted by a spacious living area. The adjoining kitchen beckons with its generous footprint, presenting an opportunity to create a culinary haven tailored to your taste. Three well-proportioned bedrooms provide comfortable retreats promising a peaceful nights' rest. Outside, the expansive backyard invites outdoor entertaining and recreation, with plenty of space for gardening, play, or relaxation.

7. 2024-04-17
   status Pending 669-char remark

   Show marketing remark (669 chars)

   Welcome to this charming full brick home brimming with potential, awaiting your personal touch and vision! Nestled in a tranquil neighborhood, this residence offers a wonderful canvas for those seeking to customize and modernize their home. As you step inside, you're greeted by a spacious living area. The adjoining kitchen beckons with its generous footprint, presenting an opportunity to create a culinary haven tailored to your taste. Three well-proportioned bedrooms provide comfortable retreats promising a peaceful nights' rest. Outside, the expansive backyard invites outdoor entertaining and recreation, with plenty of space for gardening, play, or relaxation.

8. 2024-04-05
   listed $119,900 Active 669-char remark

   Show marketing remark (669 chars)

   Welcome to this charming full brick home brimming with potential, awaiting your personal touch and vision! Nestled in a tranquil neighborhood, this residence offers a wonderful canvas for those seeking to customize and modernize their home. As you step inside, you're greeted by a spacious living area. The adjoining kitchen beckons with its generous footprint, presenting an opportunity to create a culinary haven tailored to your taste. Three well-proportioned bedrooms provide comfortable retreats promising a peaceful nights' rest. Outside, the expansive backyard invites outdoor entertaining and recreation, with plenty of space for gardening, play, or relaxation.

ⓘ 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: $1,662 · $138/mo
• Projected year-2 tax: $1,662 · $138/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,084
• − Mortgage interest: −$8,962
• − Property taxes: −$1,662
• − Insurance: −$800
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$4,655
• Taxable loss: −$4,249
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $-385/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: Nowata
• NCES district ID: 4021930
• Math proficiency: 10% ▼ -26.00%
• Reading proficiency: 18% ▼ -15.00%
• Median HH income: $37,644
• Composite: 11.73/100
• National rank: #9689
• State rank: #234 of 270 in OK

Livability — Nowata

• Score: 58/100
• State rank: #455
• US rank: #21518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nowata, OK
• City population: 5,592
• Population (ZIP): 5,592

Population outlook (Nowata County) Hauer SSP2

• Today (2025): 10,711 people
• By 2030: 10,803 · +0.9%
• By 2040: 10,984 · +2.5%
• By 2050: 11,094 · +3.6%
• By 2075: 11,730 · +9.5%
• By 2100: 11,734 · +9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 64% Native American 16% Two or more races 14% Hispanic / Latino 4% Black 2%
• Common ancestry: Iranian 2% Slovak 2% European 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Nowata

• 2024 margin: Solid R (+67.0) · D 15.8% · R 82.8% · Other 1.5%
• 2008→2024 swing: -30.5pp toward R · 2008: -36.5pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+66.0 2016: R+60.9 2012: R+39.0 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.75%
• Current HPI: 237.1251
• 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

+33.4% since first listed

8 events — show timeline

• 2026-04-29 Pending — MLS Technology, Inc.
• 2026-04-17 Listed $160,000 MLS Technology, Inc.
• 2025-06-26 Listing Removed — MLS Technology, Inc.
• 2025-06-09 Listed $140,000 MLS Technology, Inc.
• 2024-05-22 Sold (Public Records) $120,000 Public Records
• 2024-05-17 Sold (MLS) $120,000 MLS Technology, Inc.
• 2024-04-17 Pending — MLS Technology, Inc.
• 2024-04-05 Listed $119,900 MLS Technology, Inc.

Property tax history

+11.0%/yr

Latest (2025): $1,662 · +165.9% YoY. Source: county tax records.