801 N 2nd St · Seminole, OK 74868

$173,000

3 bd · 2.0 ba · 2,241 sqft · SingleFamily public records · 223 Days on market

Built 1930 0.58 ac lot Est $166k · 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 +11.6/30.0
• Appreciation +10.0/10.0
• ARV discount +5.6/15.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.6/10.0

Listing remarks MLS

3 or 4BR/2BA,Nice home on a very large lot in the middle of town! Updated kitchen with formal dining area and a walk in pantry. Spacious master bedroom and bathroom with separate shower and Jacuzzi tub. This home also features nice sized closets, big laundry room and a large loft area upstairs with plenty of space for the whole family! Covered front and back porches and a fantastic fenced in yard - perfect for kids! Great space for the money!

Key facts

• Split floor plan
• Large living room
• Huge main bathroom

Tags

• LARGE LIVING ROOM
• SEPARATE DINING AREA
• OPEN KITCHEN
• SPLIT FLOOR PLAN
• JACK-AND-JILL BATHROOM
• HUGE MAIN BATHROOM

Property features AI

Finance

• Other: Property is existing (not new construction); Homestead exemption indicated
• Financial info: Financing options: Cash, Conventional, FHA/VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: Public utilities
• Home design: Single-family residence; Two levels; Faces east; Residential property
• Construction: Frame construction; Metal roof (replaced/installed 2015); Conventional foundation; Home not designated as handicap accessible
• Exterior features: Covered porch; Rain gutters; Chain-link fencing; Interior lot

Interior

• Kitchen: Free-standing electric range and oven
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: In-law/extended living plan; Living area; Dining area; Study/office
• Laundry & utility: Public utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $-54 ($-654/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (27.8% below list).
• Recommended offer: $125k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Seminole — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); Northwood Es (math 19% / reading 21%, grade F, #158 of 345 statewide, top 47%, 301 students, 0% FRL); Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $80k; list at $173k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $124,854 (27.8% 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. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $165,834
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Roosevelt St	0.67mi	3/2.0	2,013 (-10%)	10mo	$148,000	$74	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.87×
• Total profit: $90,675
• Equity at exit: $155,852

10-year hold

• IRR: 20.7%
• Equity multiple: 6.57×
• Total profit: $269,599
• Equity at exit: $336,101

Cash invested: $48,440 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-54

Break-even live

Break-even rent $1,317

Max offer price $163,378

Occupancy floor 99%

Sensitivity live

Price	-10% $43	-5% $-6	+0% $-54	+5% $-103	+10% $-152
Rent	-10% $-153	-5% $-104	+0% $-54	+5% $-5	+10% $44
Rate	-1.0pp $33	-0.5pp $-10	base $-54	+0.5pp $-99	+1.0pp $-145

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-03-17
   price $173,000
2. 2026-02-04
   status Active
3. 2026-01-19
   historical
4. 2025-10-06
   status Active
5. 2025-09-02
   status Pending
6. 2025-08-27
   listed $179,000 Active
7. 2015-08-14
   soldstatus $80,000
8. 2015-08-13
   soldstatus $80,000 446-char remark

   Show marketing remark (446 chars)

   3 or 4BR/2BA,Nice home on a very large lot in the middle of town! Updated kitchen with formal dining area and a walk in pantry. Spacious master bedroom and bathroom with separate shower and Jacuzzi tub. This home also features nice sized closets, big laundry room and a large loft area upstairs with plenty of space for the whole family! Covered front and back porches and a fantastic fenced in yard - perfect for kids! Great space for the money!

9. 2014-11-14
   listed $84,900 446-char remark

   Show marketing remark (446 chars)

   3 or 4BR/2BA,Nice home on a very large lot in the middle of town! Updated kitchen with formal dining area and a walk in pantry. Spacious master bedroom and bathroom with separate shower and Jacuzzi tub. This home also features nice sized closets, big laundry room and a large loft area upstairs with plenty of space for the whole family! Covered front and back porches and a fantastic fenced in yard - perfect for kids! Great space for the money!

10. 1999-05-21
    soldstatus $40,000

ⓘ 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: $738 · $62/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$819/yr (+$68/mo · 111.0%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,982
• − Mortgage interest: −$9,691
• − Property taxes: −$738
• − Insurance: −$865
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$5,033
• Taxable loss: −$3,741
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $244/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+332.5% since first listed

10 events — show timeline

• 2026-03-17 Price Changed $173,000 MLSOK
• 2026-02-04 Relisted — MLSOK
• 2026-01-19 Listing Removed — MLSOK
• 2025-10-06 Relisted — MLSOK
• 2025-09-02 Pending — MLSOK
• 2025-08-27 Listed $179,000 MLSOK
• 2015-08-14 Sold (Public Records) $80,000 Public Records
• 2015-08-13 Sold (MLS) $80,000 MLSOK
• 2014-11-14 Listed $84,900 MLSOK
• 1999-05-21 Sold (Public Records) $40,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $738 · +6.5% YoY. Source: county tax records.