104 Trayce St · Poteau, OK 74953

$160,000

3 bd · 2.0 ba · 1,211 sqft · SingleFamily public records · 3 Days on market

Built 1978 0.34 ac lot Est $153k · 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 +16.4/30.0
• Appreciation +7.1/10.0
• ARV discount +5.3/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very well kept brick home with 3 bedrooms and 2 full baths. The yard is very manicured and landscaped and the property has a beautiful view of the worlds tallest hill! In town but very peaceful and quiet. This home is move in ready and priced to SELL! Call today for a showing!

Key facts

• Vinyl flooring
• Landscaped yard
• Fully fenced yard

Tags

• LANDSCAPED YARD
• FULLY FENCED YARD
• MATURE TREES
• VINYL FLOORING
• WOOD-BURNING FIREPLACE
• CONVENIENT ACCESS TO SCHOOLS

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Slab foundation
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered patio and porch; Porch; Chain link fencing; Mature trees on lot; Has a view; Faces north

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Aluminum window frames; Electric range connection; Gas oven connection; Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (16.1% below list).
• Recommended offer: $134k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.8% in Poteau — 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 57/100 on livability (#485 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Poteau (town): math 30% / reading 29% proficiency, ranked #68 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Poteau Upper Es (math 45% / reading 36%, grade F, #98 of 845 statewide, top 12%, 471 students, 0% FRL); Pansy Kidd Ms (math 22% / reading 30%, grade F, #79 of 345 statewide, top 24%, 280 students, 0% FRL); Poteau Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 636 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 140 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k 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.
• 2 sale attempts since 7y 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 $86k; list at $160k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $134,178 (16.1% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $152,586
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Grove Ave	0.64mi	3/1.0	1,086 (-10%)	12mo	$136,500	$126	39

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

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.79×
• Total profit: $35,610
• Equity at exit: $83,210

10-year hold

• IRR: 14.2%
• Equity multiple: 3.37×
• Total profit: $106,164
• Equity at exit: $137,790

Cash invested: $44,800 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 140
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $91

Break-even live

Break-even rent $1,226

Max offer price $160,000

Occupancy floor 88%

Sensitivity live

Price	-10% $182	-5% $136	+0% $91	+5% $46	+10% $1
Rent	-10% $-15	-5% $38	+0% $91	+5% $144	+10% $197
Rate	-1.0pp $172	-0.5pp $132	base $91	+0.5pp $50	+1.0pp $8

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-08
   status Pending
2. 2026-05-05
   listed $160,000 Active
3. 2019-11-29
   soldstatus $86,000 277-char remark

   Show marketing remark (277 chars)

   Very well kept brick home with 3 bedrooms and 2 full baths. The yard is very manicured and landscaped and the property has a beautiful view of the worlds tallest hill! In town but very peaceful and quiet. This home is move in ready and priced to SELL! Call today for a showing!

4. 2019-11-26
   soldstatus $86,000
5. 2019-10-15
   listed $86,999 277-char remark

   Show marketing remark (277 chars)

   Very well kept brick home with 3 bedrooms and 2 full baths. The yard is very manicured and landscaped and the property has a beautiful view of the worlds tallest hill! In town but very peaceful and quiet. This home is move in ready and priced to SELL! Call today for a showing!

6. 2006-08-08
   soldstatus $79,500
7. 2006-04-25
   soldstatus $69,000
8. 2001-01-25
   soldstatus $57,000

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$683/yr (+$57/mo · 90.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,101
• − Mortgage interest: −$8,962
• − Property taxes: −$757
• − Insurance: −$800
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,655
• Taxable loss: −$1,649
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,490/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: Poteau
• NCES district ID: 4024870
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $42,165
• Composite: 25.05/100
• National rank: #7546
• State rank: #68 of 270 in OK

Livability — Poteau

• Score: 57/100
• State rank: #485
• US rank: #22172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteau, OK
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+180.7% since first listed

8 events — show timeline

• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-05-05 Listed $160,000 MLS Technology, Inc.
• 2019-11-29 Sold (MLS) $86,000 WRVBOR
• 2019-11-26 Sold (Public Records) $86,000 Public Records
• 2019-10-15 Listed $86,999 WRVBOR
• 2006-08-08 Sold (Public Records) $79,500 Public Records
• 2006-04-25 Sold (Public Records) $69,000 Public Records
• 2001-01-25 Sold (Public Records) $57,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $757 · +3.3% YoY. Source: county tax records.