1513 Leahy Ave · Pawhuska, OK 74056

$152,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 62 Days on market

Built 1935 0.28 ac lot Est $121k · 26% over

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Why this score? — see what drove the F 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 +11.4/30.0
• Appreciation +7.8/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Wonderfully updated classic home. The current owners have done a good job of maintaining the integrity of the home as they remodeled including the 9- 10 ft ceilings. Custom made oak cabinets in the kitchen that includes 2 large pantries. There are 2 living areas but one could be used as a formal dining room if desired. Central H/A is less than 1 year old. Raised vegetable beds in the backyard include a mature asparagus bed, red grapes and compost bin. This home qualifies for USDA 100% financing WAC.

Key facts

• Close to schools
• 0.28 acre lot
• 2 garage spots

Tags

• DECK SHADED BY A LARGE TREE
• CLOSE TO SCHOOLS
• CLOSE TO OSAGE NATION CAMPUS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio/porch; Deck; Porch; Shed(s); Cross fenced and full fencing; No additional exterior features listed

Interior

• Kitchen: Gas range; Oven; Stove; Dishwasher; Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Gas range connection; Gas oven connection; Aluminum window frames; Insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-54 ($-646/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (24.2% below list).
• Recommended offer: $115k (24.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#37 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Pawhuska (town): math 9% / reading 13% proficiency, ranked #248 of 270 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.7% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $121k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,276 (24.2% 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 62 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 1935 — 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: 0.76% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $120,744
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 W 17th St	0.36mi	3/1.5	1,464 (+4%)	1mo	$168,900	$115	73
1721 Big Hill Ave	0.25mi	3/1.0	1,464 (+4%)	6mo	$20,000	$14	72
720 E 11th St	0.50mi	3/1.0	1,409 (+0%)	10mo	$15,000	$11	64
1618 Bigheart Ave	0.13mi	3/2.0	1,570 (+12%)	22mo	$80,000	$51	56
1611 Claremore Ave	0.28mi	3/1.0	1,273 (-9%)	20mo	$110,000	$86	50
1721 Revard	0.20mi	2/1.5 (-1)	1,548 (+10%)	20mo	$245,000	$158	50
2113 Mckenzie Rd	0.68mi	3/2.0	1,323 (-6%)	20mo	$161,500	$122	42

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

Projected returns pro-forma

5.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.89×
• Total profit: $37,721
• Equity at exit: $92,680

10-year hold

• IRR: 14.0%
• Equity multiple: 3.69×
• Total profit: $114,329
• Equity at exit: $165,646

Cash invested: $42,560 (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 74056

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-54

Break-even live

Break-even rent $1,221

Max offer price $142,489

Occupancy floor 100%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-28
   status Pending
2. 2026-04-09
   price $152,000
3. 2026-02-27
   status Active
4. 2026-02-16
   status Pending
5. 2026-02-14
   listed $155,000 Active
6. 2020-07-20
   soldstatus $121,000
7. 2020-07-09
   soldstatus $121,000 Closed 504-char remark

   Show marketing remark (504 chars)

   Wonderfully updated classic home. The current owners have done a good job of maintaining the integrity of the home as they remodeled including the 9- 10 ft ceilings. Custom made oak cabinets in the kitchen that includes 2 large pantries. There are 2 living areas but one could be used as a formal dining room if desired. Central H/A is less than 1 year old. Raised vegetable beds in the backyard include a mature asparagus bed, red grapes and compost bin. This home qualifies for USDA 100% financing WAC.

8. 2020-04-29
   status Pending 504-char remark

   Show marketing remark (504 chars)

   Wonderfully updated classic home. The current owners have done a good job of maintaining the integrity of the home as they remodeled including the 9- 10 ft ceilings. Custom made oak cabinets in the kitchen that includes 2 large pantries. There are 2 living areas but one could be used as a formal dining room if desired. Central H/A is less than 1 year old. Raised vegetable beds in the backyard include a mature asparagus bed, red grapes and compost bin. This home qualifies for USDA 100% financing WAC.

9. 2020-04-27
   status Active 504-char remark

   Show marketing remark (504 chars)

   Wonderfully updated classic home. The current owners have done a good job of maintaining the integrity of the home as they remodeled including the 9- 10 ft ceilings. Custom made oak cabinets in the kitchen that includes 2 large pantries. There are 2 living areas but one could be used as a formal dining room if desired. Central H/A is less than 1 year old. Raised vegetable beds in the backyard include a mature asparagus bed, red grapes and compost bin. This home qualifies for USDA 100% financing WAC.

10. 2020-03-25
    historical 504-char remark

    Show marketing remark (504 chars)

    Wonderfully updated classic home. The current owners have done a good job of maintaining the integrity of the home as they remodeled including the 9- 10 ft ceilings. Custom made oak cabinets in the kitchen that includes 2 large pantries. There are 2 living areas but one could be used as a formal dining room if desired. Central H/A is less than 1 year old. Raised vegetable beds in the backyard include a mature asparagus bed, red grapes and compost bin. This home qualifies for USDA 100% financing WAC.

11. 2020-03-18
    status Active 504-char remark

    Show marketing remark (504 chars)

    Wonderfully updated classic home. The current owners have done a good job of maintaining the integrity of the home as they remodeled including the 9- 10 ft ceilings. Custom made oak cabinets in the kitchen that includes 2 large pantries. There are 2 living areas but one could be used as a formal dining room if desired. Central H/A is less than 1 year old. Raised vegetable beds in the backyard include a mature asparagus bed, red grapes and compost bin. This home qualifies for USDA 100% financing WAC.

12. 2020-02-26
    status Pending 504-char remark

    Show marketing remark (504 chars)

    Wonderfully updated classic home. The current owners have done a good job of maintaining the integrity of the home as they remodeled including the 9- 10 ft ceilings. Custom made oak cabinets in the kitchen that includes 2 large pantries. There are 2 living areas but one could be used as a formal dining room if desired. Central H/A is less than 1 year old. Raised vegetable beds in the backyard include a mature asparagus bed, red grapes and compost bin. This home qualifies for USDA 100% financing WAC.

13. 2020-02-03
    listed $128,000 Active 504-char remark

    Show marketing remark (504 chars)

    Wonderfully updated classic home. The current owners have done a good job of maintaining the integrity of the home as they remodeled including the 9- 10 ft ceilings. Custom made oak cabinets in the kitchen that includes 2 large pantries. There are 2 living areas but one could be used as a formal dining room if desired. Central H/A is less than 1 year old. Raised vegetable beds in the backyard include a mature asparagus bed, red grapes and compost bin. This home qualifies for USDA 100% financing WAC.

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$119/yr (+$10/mo · 9.5%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,833
• − Mortgage interest: −$8,514
• − Property taxes: −$1,249
• − Insurance: −$760
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,422
• Taxable loss: −$3,325
• Est. tax savings @ 24.0%: +$798
• After-tax cash flow: $152/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: Pawhuska
• NCES district ID: 4023580
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 13% ▼ -8.00%
• Median HH income: $34,773
• Composite: 8.98/100
• National rank: #9883
• State rank: #248 of 270 in OK

Livability — Pawhuska

• Score: 70/100
• State rank: #37
• US rank: #7514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawhuska, OK
• Population (ZIP): 4,874

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Native American 27% Two or more races 11% Hispanic / Latino 4%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.70%
• Current HPI: 296.6482
• 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

+18.8% since first listed

13 events — show timeline

• 2026-04-28 Pending — MLS Technology, Inc.
• 2026-04-09 Price Changed $152,000 MLS Technology, Inc.
• 2026-02-27 Relisted — MLS Technology, Inc.
• 2026-02-16 Pending — MLS Technology, Inc.
• 2026-02-14 Listed $155,000 MLS Technology, Inc.
• 2020-07-20 Sold (Public Records) $121,000 Public Records
• 2020-07-09 Sold (MLS) $121,000 MLS Technology, Inc.
• 2020-04-29 Pending — MLS Technology, Inc.
• 2020-04-27 Relisted — MLS Technology, Inc.
• 2020-03-25 Listing Removed — MLS Technology, Inc.
• 2020-03-18 Relisted — MLS Technology, Inc.
• 2020-02-26 Pending — MLS Technology, Inc.
• 2020-02-03 Listed $128,000 MLS Technology, Inc.

Property tax history

+14.0%/yr

Latest (2025): $1,249 · +0.1% YoY. Source: county tax records.