900 Church St · Poteau, OK 74953

$25,000

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 72 Days on market

Built 1940 7,000 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential of this 3 bedroom and 1 bathroom home in Parkdale Subdivision. This property has a master bedroom and an outside sun patio. Selling "as-is", due to fire destruction. The metal roof was installed 6 months ago but still needs some work. Also brand new electric lines installed throughout the whole house. This property presents a unique opportunity for both investors and DIY enthusiasts to restore and transform it into a new home that suits your preferences and needs.

Key facts

• Spacious lot
• Full remodel
• Newer windows

Tags

• FULL REMODEL
• SPACIOUS LOT
• MATURE TREES
• NEWER WINDOWS

Property features AI

Exterior

• Utilities: Electricity available; Sewer available
• Home design: Single-family house; One story
• Construction: Masonite exterior; Metal roof
• Exterior features: Cleared lot; Publicly maintained road access

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring
• Laundry & utility: No laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 48.7% 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: 140 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 $1k of equity ($173 loan paydown + $1k 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $16k; list at $25k implies a 56% 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: 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 $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.25% ✓
• Cap rate: 48.68%
• Cash-on-cash: 151.37%
• DSCR: 7.73
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $142,912
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Park St	0.14mi	3/1.5 (+1)	1,255 (+2%)	12mo	$128,000	$102	74
306 Harding St	0.29mi	3/2.0 (+1)	1,316 (+7%)	7mo	$153,000	$116	61
309 N Hill St	0.59mi	3/2.0 (+1)	1,200 (-3%)	9mo	$115,000	$96	51
502 Leflore Ave	0.43mi	2/1.0	1,066 (-14%)	12mo	$55,000	$52	47
100 Todd St	0.57mi	2/2.0	1,111 (-10%)	10mo	$175,000	$158	45
306 Grove Ave	0.66mi	3/1.0 (+1)	1,086 (-12%)	12mo	$136,500	$126	34
107 N Paul Mathis Dr	0.65mi	3/2.0 (+1)	1,074 (-13%)	21mo	$145,000	$135	22

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: —
• Equity multiple: 9.70×
• Total profit: $60,912
• Equity at exit: $13,002

10-year hold

• IRR: —
• Equity multiple: 20.44×
• Total profit: $136,104
• Equity at exit: $21,530

Cash invested: $7,000 (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: 140
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$13 /mo · $153/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $883

Break-even live

Break-even rent $195

Max offer price $25,000

Occupancy floor 28%

Sensitivity live

Price	-10% $897	-5% $890	+0% $883	+5% $876	+10% $869
Rent	-10% $779	-5% $831	+0% $883	+5% $935	+10% $987
Rate	-1.0pp $896	-0.5pp $889	base $883	+0.5pp $876	+1.0pp $870

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $25,000 Active 72 DOM
2. 2026-06-18
   price $25,000 Active 70 DOM
3. 2026-06-18
   days on market $27,000 Active 70 DOM
4. 2026-06-17
   days on market $27,000 Active 69 DOM
5. 2026-06-16
   days on market $27,000 Active 68 DOM
6. 2026-06-15
   days on market $27,000 Active 67 DOM
7. 2026-06-13
   days on market $27,000 Active 65 DOM
8. 2026-06-12
   days on market $27,000 Active 64 DOM
9. 2026-06-09
   days on market $27,000 Active 61 DOM
10. 2026-06-08
    days on market $27,000 Active 60 DOM
11. 2026-06-08
    days on market $27,000 Active 59 DOM
12. 2026-06-07
    days on market $27,000 Active 58 DOM
13. 2026-06-04
    days on market $27,000 Active 55 DOM
14. 2026-06-02
    days on market $27,000 Active 54 DOM
15. 2026-06-01
    days on market $27,000 Active 53 DOM
16. 2026-05-31
    days on market $27,000 Active 52 DOM
17. 2026-05-12
    price $27,000
18. 2026-04-09
    price $29,000
19. 2026-04-09
    listed $24,000 Active
20. 2025-08-01
    soldstatus $16,000 Closed 501-char remark

    Show marketing remark (501 chars)

    Discover the potential of this 3 bedroom and 1 bathroom home in Parkdale Subdivision. This property has a master bedroom and an outside sun patio. Selling "as-is", due to fire destruction. The metal roof was installed 6 months ago but still needs some work. Also brand new electric lines installed throughout the whole house. This property presents a unique opportunity for both investors and DIY enthusiasts to restore and transform it into a new home that suits your preferences and needs.

21. 2025-07-22
    status Pending 501-char remark

    Show marketing remark (501 chars)

    Discover the potential of this 3 bedroom and 1 bathroom home in Parkdale Subdivision. This property has a master bedroom and an outside sun patio. Selling "as-is", due to fire destruction. The metal roof was installed 6 months ago but still needs some work. Also brand new electric lines installed throughout the whole house. This property presents a unique opportunity for both investors and DIY enthusiasts to restore and transform it into a new home that suits your preferences and needs.

22. 2025-05-07
    price $20,000 501-char remark

    Show marketing remark (501 chars)

    Discover the potential of this 3 bedroom and 1 bathroom home in Parkdale Subdivision. This property has a master bedroom and an outside sun patio. Selling "as-is", due to fire destruction. The metal roof was installed 6 months ago but still needs some work. Also brand new electric lines installed throughout the whole house. This property presents a unique opportunity for both investors and DIY enthusiasts to restore and transform it into a new home that suits your preferences and needs.

23. 2025-03-21
    price $25,000 501-char remark

    Show marketing remark (501 chars)

    Discover the potential of this 3 bedroom and 1 bathroom home in Parkdale Subdivision. This property has a master bedroom and an outside sun patio. Selling "as-is", due to fire destruction. The metal roof was installed 6 months ago but still needs some work. Also brand new electric lines installed throughout the whole house. This property presents a unique opportunity for both investors and DIY enthusiasts to restore and transform it into a new home that suits your preferences and needs.

24. 2025-03-10
    listed $29,000 Active 501-char remark

    Show marketing remark (501 chars)

    Discover the potential of this 3 bedroom and 1 bathroom home in Parkdale Subdivision. This property has a master bedroom and an outside sun patio. Selling "as-is", due to fire destruction. The metal roof was installed 6 months ago but still needs some work. Also brand new electric lines installed throughout the whole house. This property presents a unique opportunity for both investors and DIY enthusiasts to restore and transform it into a new home that suits your preferences and needs.

25. 2024-09-05
    status Active
26. 2024-03-19
    listed $30,000 Active
27. 2007-02-21
    soldstatus $12,500
28. 2002-03-01
    soldstatus $14,000

ⓘ 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: $153 · $13/mo
• Projected year-2 tax: $225 · $19/mo
• Expected delta: +$72/yr (+$6/mo · 47.1%)

ⓘ 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 (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 4% 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: $15,756
• − Mortgage interest: −$1,400
• − Property taxes: −$153
• − Insurance: −$125
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$727
• Taxable income: $10,829
• Est. tax owed @ 24.0%: −$2,599
• After-tax cash flow: $7,997/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

+92.9% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $27,000 WRVBOR
• 2026-04-09 Price Changed $29,000 WRVBOR
• 2026-04-09 Listed $24,000 WRVBOR
• 2025-08-01 Sold (MLS) $16,000 WRVBOR
• 2025-07-22 Pending — WRVBOR
• 2025-05-07 Price Changed $20,000 WRVBOR
• 2025-03-21 Price Changed $25,000 WRVBOR
• 2025-03-10 Listed $29,000 WRVBOR
• 2024-09-05 Relisted — WRVBOR
• 2024-03-19 Listed $30,000 WRVBOR
• 2007-02-21 Sold (Public Records) $12,500 Public Records
• 2002-03-01 Sold (Public Records) $14,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $153 · +4.8% YoY. Source: county tax records.