200 John Dr · Poteau, OK 74953

$164,500

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 29 Days on market

Built 1983 1,307 sqft lot Est $176k · 7% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +10.5/15.0
• Appreciation +7.1/10.0
• DSCR +4.9/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Perfect, well-maintained, cozy family home with updates inside and out! Features include new flooring, fresh paint, and a spacious deck with a walk-up ramp, offering ample space for outdoor grilling and dining. The fenced yard provides a safe space for children and pets. This home offers 3 bedrooms, 2 bathrooms. The storage shed will remain with the property. Nice sized attached carport provides room for parking and outdoor seating. Conveniently located in a quiet neighborhood near Poteau Public Schools and the CAVANAL SCENIC EXPY. This home is budget-friendly and priced to sell! Call today to schedule your showing!

Key facts

• Walk-up ramp
• Fresh paint
• Fenced yard

Tags

• NEW FLOORING
• FRESH PAINT
• SPACIOUS DECK
• WALK-UP RAMP
• FENCED YARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached carport; 2 covered parking spaces; Concrete parking surface
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single-family house; One story
• Construction: Masonite exterior; Metal roof; Slab foundation; Built as residential single-family
• Exterior features: Deck; Front and back yard fencing; Storage and outbuilding; Views; Landscaped, cleared, level city lot; Paved, public maintained road

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Exhaust fan; Electric water heater
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $74 ($889/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (18.1% below list).
• Recommended offer: $135k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Poteau — 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 57/100 on livability (#485 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Poteau (town): math 30% / reading 29% proficiency, ranked #68 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poteau Upper Es (math 45% / reading 36%, grade F, #98 of 845 statewide, top 12%, 471 students, 0% FRL); Poteau Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 137 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $164k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $134,673 (18.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $176,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2904 Witteville Dr	0.20mi	3/1.5	1,118 (-7%)	1mo	$135,000	$121	76
206 John Dr	0.05mi	2/2.0 (-1)	1,046 (-13%)	1mo	$155,000	$148	66
109 Woodbine Ave	0.28mi	3/2.0	1,323 (+10%)	1mo	$152,000	$115	65
114 Teakwood Dr	0.38mi	3/2.0	1,320 (+10%)	2mo	$205,000	$155	60
113 Rhonda Ln	0.49mi	3/1.0	1,096 (-9%)	12mo	$127,500	$116	52
204 Teakwood Dr	0.34mi	3/2.0	1,312 (+9%)	16mo	$200,000	$152	51
211 Coggins	0.71mi	2/1.0 (-1)	1,088 (-9%)	9mo	$105,000	$97	38
153 Kidd Ln	0.72mi	3/2.0	1,350 (+12%)	12mo	$199,000	$147	32
181 Kidd Ln	0.72mi	3/2.0	1,350 (+12%)	13mo	$199,000	$147	30
208 Carroll Heights Dr	0.58mi	4/2.0 (+1)	1,373 (+14%)	16mo	$165,000	$120	27
209 Kidd Ln	0.72mi	2/2.0 (-1)	1,350 (+12%)	16mo	$199,000	$147	24

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

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.77×
• Total profit: $35,352
• Equity at exit: $85,550

10-year hold

• IRR: 13.8%
• Equity multiple: 3.31×
• Total profit: $106,419
• Equity at exit: $141,665

Cash invested: $46,060 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 137
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$863
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $74

Break-even live

Break-even rent $1,253

Max offer price $164,500

Occupancy floor 90%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $164,500 Pending 29 DOM
2. 2026-06-15
   days on market $164,500 Active 29 DOM
3. 2026-06-13
   days on market $164,500 Active 27 DOM
4. 2026-06-12
   days on market $164,500 Active 26 DOM
5. 2026-06-09
   days on market $164,500 Active 23 DOM
6. 2026-06-08
   days on market $164,500 Active 22 DOM
7. 2026-06-08
   days on market $164,500 Active 21 DOM
8. 2026-06-07
   days on market $164,500 Active 20 DOM
9. 2026-06-04
   days on market $164,500 Active 17 DOM
10. 2026-06-02
    days on market $164,500 Active 16 DOM
11. 2026-06-01
    days on market $164,500 Active 15 DOM
12. 2026-05-31
    days on market $164,500 Active 14 DOM
13. 2026-05-17
    listed $164,500 Active
14. 2015-01-23
    soldstatus $72,000
15. 2012-08-13
    soldstatus $123,500
16. 2007-01-11
    soldstatus $20,000

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $1,480 · $123/mo
• Expected delta: +$776/yr (+$65/mo · 110.3%)

ⓘ 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 ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,161
• − Mortgage interest: −$9,215
• − Property taxes: −$704
• − Insurance: −$822
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$4,785
• Taxable loss: −$1,951
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $1,357/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: Poteau
• NCES district ID: 4024870
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $42,165
• Composite: 25.05/100
• National rank: #7546
• State rank: #68 of 270 in OK

Livability — Poteau

• Score: 57/100
• State rank: #485
• US rank: #22172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteau, OK
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+722.5% since first listed

4 events — show timeline

• 2026-05-17 Listed $164,500 WRVBOR
• 2015-01-23 Sold (Public Records) $72,000 Public Records
• 2012-08-13 Sold (Public Records) $123,500 Public Records
• 2007-01-11 Sold (Public Records) $20,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $704 · +21.0% YoY. Source: county tax records.