909 N Mckinley Ave · Shawnee, OK 74801

$125,000

2 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 48 Days on market

Built 1930 7,000 sqft lot Est $120k · 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 +11.5/30.0
• ARV discount +5.5/15.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Come see this cute bungalow home! Home has fresh interior and exterior paint, new carpet, and newer roof. Upon entering the home, there is a bedroom suite to the right with a study or dressing area with closet at the bottom of the stairs, and a bedroom and walk-in closet upstairs. There are two additional bedrooms on the first floor with a living room, dining room, kitchen, utility area, and bathroom. There is a large storage area off the back porch and an access ramp off the front porch. You can have all of this for under $100K! Come check it out while it lasts!

Key facts

• 7,000 sq ft lot
• Built 1930
• Listed 48 days

Property features AI

Finance

• Other: Homestead exempt
• Financial info: Not assumable; Loan qualification allowed
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Residential property; Facing west; Multi-level
• Construction: Frame construction with vinyl siding; Composition roof (replaced/updated 2024); Conventional foundation
• Exterior features: Covered porch; Chain link fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-42 ($-507/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (23.9% below list).
• Recommended offer: $95k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% in Shawnee — 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 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Shawnee (town): math 11% / reading 17% proficiency, ranked #238 of 270 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sequoyah Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 332 students, 0% FRL); Shawnee Hs (math 16% / reading 35%, grade F, #142 of 447 statewide, top 32%, 987 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $93k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,185 (23.9% 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 48 days. Have you received any prior offers? Is the seller open to a 24% 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. 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 F 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: 0.76% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $119,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 N Hobson Ave	0.52mi	2/2.0	1,497 (+1%)	15mo	$50,000	$33	57
1105 N Beard Ave	0.74mi	2/1.0	1,488 (+1%)	13mo	$60,000	$40	53
1201 E Margaret St	0.36mi	3/2.0 (+1)	1,300 (-12%)	3mo	$63,000	$48	52
25 E Severn St	0.72mi	3/1.0 (+1)	1,456 (-1%)	9mo	$50,000	$34	52
934 N Beard Ave	0.71mi	3/1.5 (+1)	1,459 (-1%)	10mo	$103,000	$71	49
1328 E 10th St	0.70mi	3/2.0 (+1)	1,435 (-3%)	6mo	$150,000	$105	49
920 N Broadway Ave	0.64mi	3/2.0 (+1)	1,532 (+4%)	15mo	$180,000	$117	42
1326 E 10th St	0.70mi	3/2.0 (+1)	1,360 (-8%)	6mo	$110,000	$81	40
824 N Beard Ave	0.69mi	3/2.0 (+1)	1,340 (-9%)	7mo	$169,900	$127	38
1111 N Broadway Ave	0.69mi	3/2.0 (+1)	1,316 (-11%)	13mo	$94,500	$72	30
415 N Florence Ave	0.75mi	3/2.0 (+1)	1,288 (-13%)	10mo	$123,000	$95	27
1403 Sherry Ln	0.67mi	3/1.0 (+1)	1,259 (-15%)	16mo	$151,000	$120	26

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

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-23,145
• Equity at exit: $18,638

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-24,436
• Equity at exit: $10,808

Cash invested: $35,000 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-42

Break-even live

Break-even rent $1,005

Max offer price $117,542

Occupancy floor 99%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	4d	1	0.12mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	4d	1	0.95mi
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	20d	1	1.11mi

Listing history 14 events

1. 2026-06-03
   status $125,000 Pending 48 DOM
2. 2026-06-02
   days on market $125,000 Active 48 DOM
3. 2026-06-01
   days on market $125,000 Active 47 DOM
4. 2026-05-31
   days on market $125,000 Active 46 DOM
5. 2026-05-30
   days on market $125,000 Active 45 DOM
6. 2026-05-13
   price $125,000
7. 2026-04-15
   listed $128,000 Active
8. 2024-07-11
   soldstatus $93,000
9. 2024-07-02
   soldstatus $93,000 Closed 575-char remark

   Show marketing remark (575 chars)

   Come see this cute bungalow home! Home has fresh interior and exterior paint, new carpet, and newer roof. Upon entering the home, there is a bedroom suite to the right with a study or dressing area with closet at the bottom of the stairs, and a bedroom and walk-in closet upstairs. There are two additional bedrooms on the first floor with a living room, dining room, kitchen, utility area, and bathroom. There is a large storage area off the back porch and an access ramp off the front porch. You can have all of this for under $100K! Come check it out while it lasts!

10. 2024-06-24
    status Pending 575-char remark

    Show marketing remark (575 chars)

    Come see this cute bungalow home! Home has fresh interior and exterior paint, new carpet, and newer roof. Upon entering the home, there is a bedroom suite to the right with a study or dressing area with closet at the bottom of the stairs, and a bedroom and walk-in closet upstairs. There are two additional bedrooms on the first floor with a living room, dining room, kitchen, utility area, and bathroom. There is a large storage area off the back porch and an access ramp off the front porch. You can have all of this for under $100K! Come check it out while it lasts!

11. 2024-06-20
    listed $99,900 Active 575-char remark

    Show marketing remark (575 chars)

    Come see this cute bungalow home! Home has fresh interior and exterior paint, new carpet, and newer roof. Upon entering the home, there is a bedroom suite to the right with a study or dressing area with closet at the bottom of the stairs, and a bedroom and walk-in closet upstairs. There are two additional bedrooms on the first floor with a living room, dining room, kitchen, utility area, and bathroom. There is a large storage area off the back porch and an access ramp off the front porch. You can have all of this for under $100K! Come check it out while it lasts!

12. 2022-08-09
    price $700
13. 2000-12-29
    soldstatus $15,000
14. 1996-11-06
    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: $1,039 · $87/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$86/yr (+$7/mo · 8.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,422
• − Mortgage interest: −$7,002
• − Property taxes: −$1,039
• − Insurance: −$625
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$3,636
• Taxable loss: −$2,708
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $143/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: Shawnee
• NCES district ID: 4027570
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $32,128
• Composite: 11.21/100
• National rank: #9724
• State rank: #238 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OK
• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

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 (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• Metro: Shawnee, OK
• 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

+525.0% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $125,000 MLSOK
• 2026-04-15 Listed $128,000 MLSOK
• 2024-07-11 Sold (Public Records) $93,000 Public Records
• 2024-07-02 Sold (MLS) $93,000 MLSOK
• 2024-06-24 Pending — MLSOK
• 2024-06-20 Listed $99,900 MLSOK
• 2022-08-09 Price Changed $700 RENT.
• 2000-12-29 Sold (Public Records) $15,000 Public Records
• 1996-11-06 Sold (Public Records) $20,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $1,039 · +65.2% YoY. Source: county tax records.