208 E Tennyson St · Tecumseh, OK 74873

$54,900

2 bd · 1.0 ba · 761 sqft · SingleFamily public records · 3 Days on market

Built 1960 0.48 ac lot Est $53k · at est.

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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 +5.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

GREAT LOCATION on quiet street in Tecumseh, 2 beds, 1 bath frame home that would make a great starter home and investment property. Extra large lot, it is 300' deep so lots of room for fun or garden or add on. The detached garage is a plus for extra storage all while keeping your vehicle out of the elements. Check it out.

Key facts

• Extra large lot
• Detached garage
• 0.48 acre lot

Tags

• EXTRA LARGE LOT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 19.5% 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 $6k of equity ($380 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $54,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.19% ✓
• Cap rate: 19.53%
• Cash-on-cash: 47.29%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $52,509
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 E Tennyson St	0.00mi	2/1.0	761 (0%)	1mo	$54,000	$71	100
205 E Highland St	0.10mi	2/1.0	768 (+1%)	5mo	$50,000	$65	90
619 W Locust St	0.56mi	2/1.0	796 (+5%)	0mo	$55,000	$69	66
403 E Jefferson St	0.27mi	2/1.0	785 (+3%)	24mo	$54,500	$69	62
507 E Walnut St	0.64mi	2/1.0	748 (-2%)	11mo	$50,000	$67	58
601 W Main St	0.58mi	2/2.0	864 (+14%)	9mo	$120,000	$139	39

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: 61.3%
• Equity multiple: 5.45×
• Total profit: $68,479
• Equity at exit: $49,458

10-year hold

• IRR: 54.8%
• Equity multiple: 12.14×
• Total profit: $171,309
• Equity at exit: $106,659

Cash invested: $15,372 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $606

Break-even live

Break-even rent $433

Max offer price $54,900

Occupancy floor 45%

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: $13,725
• Closing costs: $1,647
• 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	0.58mi

Listing history 3 events

1. 2026-03-17
   status Pending
2. 2026-03-13
   listed $54,900 Active
3. 2026-01-28
   soldstatus $198,000

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$117/yr (+$10/mo · 31.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $14,400
• − Mortgage interest: −$3,075
• − Property taxes: −$377
• − Insurance: −$274
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,597
• Taxable income: $6,772
• Est. tax owed @ 24.0%: −$1,625
• After-tax cash flow: $5,644/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: 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

-72.3% since first listed

3 events — show timeline

• 2026-03-17 Pending — MLSOK
• 2026-03-13 Listed $54,900 MLSOK
• 2026-01-28 Sold (Public Records) $198,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $377 · +6.8% YoY. Source: county tax records.