711 N Broadway St · Tecumseh, OK 74873

$45,000

2 bd · 1.0 ba · 1,025 sqft · SingleFamily · 44 Days on market

Built 1930 Fair condition 2,500 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Listing remarks

Great investment opportunity in the heart of Tecumseh! Enjoy small-town charm with the convenience of banking, shopping, and dining all within walking distance. This 2-bedroom, 1-bath home offers immediate income potential, with a current tenant who would like to remain. Property is being sold as-is—perfect for investors looking to add to their portfolio.

Key facts

• Walking distance
• Current tenant
• 2,500 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• WALKING DISTANCE
• IMMEDIATE INCOME POTENTIAL
• CURRENT TENANT

Property features AI

Finance

• Other: Occupied; Interior lot
• Financial info: Sold/Offered as-is
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required (per listing)
• Home design: Single-family residence; One level; Faces west; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built as existing (no model home)
• Exterior features: No additional exterior features listed; Combination fencing

Interior

• Kitchen: Gas range (freestanding); Gas oven
• Bedrooms: 2 bedrooms
• Flooring: Combination of floor types
• Bathrooms: 1 full bathroom
• Heating & cooling: Panel Ray heating; Window unit cooling
• Interior features: Combo flooring; No fireplace; One living area (total 4 rooms)

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$132,225) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 5.9% in Tecumseh — 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 70/100 on livability (#45 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cross Timbers Es (math 12% / reading 15%, grade F, #642 of 845 statewide, top 76%, 409 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 44 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.67% ✓
• Cap rate: 23.28%
• Cash-on-cash: 60.67%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $132,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Robin Ln	0.20mi	3/1.0 (+1)	988 (-4%)	2mo	$107,000	$108	78
705 N 1st St	0.25mi	3/1.0 (+1)	1,030 (+0%)	13mo	$135,000	$131	72
623 N 4th St	0.09mi	3/1.5 (+1)	1,131 (+10%)	2mo	$168,000	$149	70
911 N Rangeline St	0.35mi	2/1.0	1,074 (+5%)	12mo	$132,000	$123	66
623 N 2nd St	0.20mi	2/1.0	892 (-13%)	7mo	$129,900	$146	64
212 E Beech St	0.10mi	3/2.0 (+1)	1,152 (+12%)	6mo	$130,000	$113	60
416 E Washington St	0.54mi	3/1.0 (+1)	1,092 (+6%)	1mo	$73,250	$67	58
209 N Rangeline St	0.49mi	3/1.0 (+1)	946 (-8%)	4mo	$25,000	$26	56
414 N 1st St	0.32mi	2/1.0	896 (-13%)	11mo	$122,500	$137	55
702 E Washington St	0.64mi	3/1.0 (+1)	1,006 (-2%)	8mo	$130,000	$129	55
707 E Washington St	0.64mi	3/1.0 (+1)	957 (-7%)	9mo	$128,000	$134	47
403 N 8th St	0.38mi	3/1.5 (+1)	1,140 (+11%)	12mo	$130,000	$114	47

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: 72.8%
• Equity multiple: 6.17×
• Total profit: $65,098
• Equity at exit: $40,540

10-year hold

• IRR: 66.6%
• Equity multiple: 13.69×
• Total profit: $159,834
• Equity at exit: $87,425

Cash invested: $12,600 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 98
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $637

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 42%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Rangeline St Tecumseh, OK	3.0	1.0	1000	$1,200	$1.20	10d	1	0.51mi

Listing history 15 events

1. 2026-06-19
   pricedays on market $45,000 Active 44 DOM
2. 2026-06-18
   days on market $55,000 Active 43 DOM
3. 2026-06-17
   days on market $55,000 Active 42 DOM
4. 2026-06-16
   days on market $55,000 Active 41 DOM
5. 2026-06-15
   days on market $55,000 Active 40 DOM
6. 2026-06-14
   days on market $55,000 Active 38 DOM
7. 2026-06-12
   days on market $55,000 Active 37 DOM
8. 2026-06-09
   days on market $55,000 Active 34 DOM
9. 2026-06-08
   days on market $55,000 Active 33 DOM
10. 2026-06-07
    days on market $55,000 Active 32 DOM
11. 2026-06-02
    days on market $55,000 Active 27 DOM
12. 2026-06-01
    days on market $55,000 Active 26 DOM
13. 2026-05-31
    days on market $55,000 Active 25 DOM
14. 2026-05-30
    days on market $55,000 Active 24 DOM
15. 2026-05-06
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,309
• Taxable income: $7,366
• Est. tax owed @ 24.0%: −$1,768
• After-tax cash flow: $5,876/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath home in Tecumseh, Oklahoma, presents a moderate rehab opportunity with visible wear and tear. Improvements to the exterior, interior, and landscaping will significantly enhance its value and appeal to potential buyers or renters.

Repairs flagged

• Major Exterior siding — Weathered and in need of repainting.
• Minor Kitchen flooring — Clean but dated tile flooring.
• Minor Bathroom flooring — Clean but dated tile flooring.
• Minor Bedroom flooring — Hardwood floors show signs of wear.
• Minor Paint — Chipped paint in some areas.
• Minor HVAC unit — May need maintenance for optimal performance.
• Major Landscaping — Overgrown and unkempt, detracting from curb appeal.

Value-add opportunities

• Both Paint exterior siding and trim — Fresh paint will improve curb appeal and home value.
• Both Replace kitchen and bathroom flooring — New flooring will enhance the home's appearance and functionality.
• Both Paint interior walls and trim — Fresh paint will improve the home's appearance and make it more appealing to potential buyers.
• Both Landscaping and curb appeal improvements — A well-maintained yard will increase the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting.	Major	$15,000–50,000
Kitchen flooring · Clean but dated tile flooring.	Minor	$500–3,000
Bathroom flooring · Clean but dated tile flooring.	Minor	$500–3,000
Bedroom flooring · Hardwood floors show signs of wear.	Minor	$500–3,000
Paint · Chipped paint in some areas.	Minor	$500–3,000
HVAC unit · May need maintenance for optimal performance.	Minor	$500–3,000
Landscaping · Overgrown and unkempt, detracting from curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$32,500–115,000

Value-add ROI direction

• Both Paint exterior siding and trim — Fresh paint will improve curb appeal and home value. ↑
• Both Replace kitchen and bathroom flooring — New flooring will enhance the home's appearance and functionality. ↑
• Both Paint interior walls and trim — Fresh paint will improve the home's appearance and make it more appealing to potential buyers. ↑
• Both Landscaping and curb appeal improvements — A well-maintained yard will increase the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Tecumseh

• Score: 70/100
• State rank: #45
• US rank: #8074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, OK
• Population (ZIP): 11,033

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.18%
• Current HPI: 286.31
• 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

1 event — show timeline

• 2026-05-06 Listed $55,000 MLSOK