403 E 6th St · Pawhuska, OK 74056

$78,500

2 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 38 Days on market

Built 1940 1.50 ac lot Est $77k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +7.8/10.0
• ARV discount +6.6/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Great potential for investors. 2 bed 1 bath close to downtown. To be sold AS-IS. Must have proof of funds or pre-approval.

Key facts

• New exterior paint
• Updated kitchen
• New interior paint

Tags

• CORNER LOT
• NEW EXTERIOR PAINT
• NEW INTERIOR PAINT
• UPDATED BATHROOM
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Basement foundation
• Construction: Vinyl siding with wood frame construction; Metal roof; Built per public records
• Exterior features: Concrete and gravel driveways; Deck; Chain link fencing; Corner lot with mature trees

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Master bedroom (first floor); Additional bedroom (first floor)
• Flooring: Hardwood; Laminate
• Bathrooms: Hall full bathroom (first floor)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum and wood window frames; Laminate counters; Electric oven and range connections; Partial basement
• Laundry & utility: Utility room inside (first floor); Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#37 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Pawhuska (town): math 9% / reading 13% proficiency, ranked #248 of 270 in OK (top 92%) — 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: 33 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($543 loan paydown + $4k appreciation (5.7% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $23k; list at $78k implies a 238% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
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: 1.36% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.66%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $76,908
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
720 E 11th St	0.40mi	3/1.0 (+1)	1,409 (-5%)	10mo	$15,000	$11	60
421 E 11th St	0.34mi	3/1.5 (+1)	1,680 (+14%)	5mo	$201,500	$120	50
912 E 9th St	0.43mi	2/2.0	1,650 (+12%)	20mo	$85,900	$52	40

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

Projected returns pro-forma

5.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 2.96×
• Total profit: $43,033
• Equity at exit: $47,865

10-year hold

• IRR: 28.5%
• Equity multiple: 6.00×
• Total profit: $109,906
• Equity at exit: $85,547

Cash invested: $21,980 (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 74056

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $342

Break-even live

Break-even rent $634

Max offer price $78,500

Occupancy floor 63%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $78,500 Active 38 DOM
2. 2026-06-18
   days on market $78,500 Active 37 DOM
3. 2026-06-17
   days on market $78,500 Active 36 DOM
4. 2026-06-16
   days on market $78,500 Active 35 DOM
5. 2026-06-15
   days on market $78,500 Active 34 DOM
6. 2026-06-14
   days on market $78,500 Active 32 DOM
7. 2026-06-12
   remarks 290-char remark
8. 2026-06-12
   days on market $78,500 Active 31 DOM
9. 2026-06-09
   days on market $78,500 Active 28 DOM
10. 2026-06-08
    days on market $78,500 Active 27 DOM
11. 2026-06-07
    days on market $78,500 Active 26 DOM
12. 2026-06-05
    pricedays on market $78,500 Active 23 DOM
13. 2026-06-03
    days on market $79,800 Active 22 DOM
14. 2026-06-02
    days on market $79,800 Active 21 DOM
15. 2026-06-01
    days on market $79,800 Active 20 DOM
16. 2026-05-31
    days on market $79,800 Active 19 DOM
17. 2026-05-30
    days on market $79,800 Active 18 DOM
18. 2026-05-11
    listed $79,800 Active
19. 2025-10-08
    historical
20. 2025-08-28
    status Active
21. 2025-08-14
    status Pending
22. 2025-06-16
    listed $57,000 Active
23. 2020-01-03
    soldstatus $23,200 Closed 122-char remark

    Show marketing remark (122 chars)

    Great potential for investors. 2 bed 1 bath close to downtown. To be sold AS-IS. Must have proof of funds or pre-approval.

24. 2019-10-18
    status Pending 122-char remark

    Show marketing remark (122 chars)

    Great potential for investors. 2 bed 1 bath close to downtown. To be sold AS-IS. Must have proof of funds or pre-approval.

25. 2019-10-07
    listed $23,200 Active 122-char remark

    Show marketing remark (122 chars)

    Great potential for investors. 2 bed 1 bath close to downtown. To be sold AS-IS. Must have proof of funds or pre-approval.

26. 2009-04-14
    soldstatus $59,900
27. 2009-03-10
    historical
28. 2008-11-12
    listed $59,900
29. 2008-11-05
    historical
30. 2008-05-05
    listed $59,900
31. 2003-09-15
    soldstatus $34,000

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$28/yr (+$2/mo · 4.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,802
• − Mortgage interest: −$4,397
• − Property taxes: −$679
• − Insurance: −$392
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,284
• Taxable income: $3,001
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $3,382/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: Pawhuska
• NCES district ID: 4023580
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 13% ▼ -8.00%
• Median HH income: $34,773
• Composite: 8.98/100
• National rank: #9883
• State rank: #248 of 270 in OK

Livability — Pawhuska

• Score: 70/100
• State rank: #37
• US rank: #7514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawhuska, OK
• Population (ZIP): 4,874

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Native American 27% Two or more races 11% Hispanic / Latino 4%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.70%
• Current HPI: 296.6482
• 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

+134.7% since first listed

14 events — show timeline

• 2026-05-11 Listed $79,800 MLS Technology, Inc.
• 2025-10-08 Listing Removed — MLS Technology, Inc.
• 2025-08-28 Relisted — MLS Technology, Inc.
• 2025-08-14 Pending — MLS Technology, Inc.
• 2025-06-16 Listed $57,000 MLS Technology, Inc.
• 2020-01-03 Sold (MLS) $23,200 MLS Technology, Inc.
• 2019-10-18 Pending — MLS Technology, Inc.
• 2019-10-07 Listed $23,200 MLS Technology, Inc.
• 2009-04-14 Sold (MLS) $59,900 MLS Technology, Inc.
• 2009-03-10 Listing Removed — MLS Technology, Inc.
• 2008-11-12 Listed $59,900 MLS Technology, Inc.
• 2008-11-05 Listing Removed — MLS Technology, Inc.
• 2008-05-05 Listed $59,900 MLS Technology, Inc.
• 2003-09-15 Sold (Public Records) $34,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $679 · +5.1% YoY. Source: county tax records.