518 N Seminole Ave · Okmulgee, OK 74447

$124,999

3 bd · 2.0 ba · 3,358 sqft · SingleFamily public records

Built 1930 Est $154k · 19% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.2/10.0

Listing remarks MLS

Beautiful Traditional style Home with 5 bedrooms, 2 full baths. Large open rooms with beautiful woodwork throughout & builtins. Updated kitchen w/ granite, cooktop stove and island/bar. Formal dining room, living room & den w/ decorative fireplaces. Sunroom has access to backyard. All bedrooms upstairs w/ 1 bath. Roof is approx 3 years old. Front porch has new flagstone rock. Storage building that could be home office w/ some remodel. Conventional loan only. Great location near downtown & schools.

Key facts

• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.4% vs local median 7.6% in Okmulgee — 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 61/100 on livability (#300 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Okmulgee (town): math 3% / reading 7% proficiency, ranked #264 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 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.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $87k; 44% 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: 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 $124,999

Questions for the listing agent

1. Built in 1930 — 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 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $154,468
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 N Grand Ave	0.24mi	3/1.5	3,781 (+13%)	7mo	$175,000	$46	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,123
• Equity at exit: $18,638

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $41,363
• 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 74447

• Home prices YoY: -3.6%
• Active inventory: 147
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $430

Break-even live

Break-even rent $977

Max offer price $124,999

Occupancy floor 67%

Sensitivity live

Price	-10% $501	-5% $466	+0% $430	+5% $395	+10% $360
Rent	-10% $310	-5% $370	+0% $430	+5% $491	+10% $551
Rate	-1.0pp $493	-0.5pp $462	base $430	+0.5pp $398	+1.0pp $365

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: —

Listing history 8 events

1. 2026-05-26
   listed $124,999
2. 2021-06-08
   soldstatus $87,000 Closed 520-char remark

   Show marketing remark (520 chars)

   Beautiful Traditional style Home with 5 bedrooms, 2 full baths. Large open rooms with beautiful woodwork throughout & builtins. Updated kitchen w/ granite, cooktop stove and island/bar. Formal dining room, living room & den w/ decorative fireplaces. Sunroom has access to backyard. All bedrooms upstairs w/ 1 bath. Roof is approx 3 years old. Front porch has new flagstone rock. Storage building that could be home office w/ some remodel. Conventional loan only. Great location near downtown & schools.

3. 2021-04-30
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Beautiful Traditional style Home with 5 bedrooms, 2 full baths. Large open rooms with beautiful woodwork throughout & builtins. Updated kitchen w/ granite, cooktop stove and island/bar. Formal dining room, living room & den w/ decorative fireplaces. Sunroom has access to backyard. All bedrooms upstairs w/ 1 bath. Roof is approx 3 years old. Front porch has new flagstone rock. Storage building that could be home office w/ some remodel. Conventional loan only. Great location near downtown & schools.

4. 2021-04-16
   price $92,000 520-char remark

   Show marketing remark (520 chars)

   Beautiful Traditional style Home with 5 bedrooms, 2 full baths. Large open rooms with beautiful woodwork throughout & builtins. Updated kitchen w/ granite, cooktop stove and island/bar. Formal dining room, living room & den w/ decorative fireplaces. Sunroom has access to backyard. All bedrooms upstairs w/ 1 bath. Roof is approx 3 years old. Front porch has new flagstone rock. Storage building that could be home office w/ some remodel. Conventional loan only. Great location near downtown & schools.

5. 2021-03-29
   status Active 520-char remark

   Show marketing remark (520 chars)

   Beautiful Traditional style Home with 5 bedrooms, 2 full baths. Large open rooms with beautiful woodwork throughout & builtins. Updated kitchen w/ granite, cooktop stove and island/bar. Formal dining room, living room & den w/ decorative fireplaces. Sunroom has access to backyard. All bedrooms upstairs w/ 1 bath. Roof is approx 3 years old. Front porch has new flagstone rock. Storage building that could be home office w/ some remodel. Conventional loan only. Great location near downtown & schools.

6. 2021-03-11
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Beautiful Traditional style Home with 5 bedrooms, 2 full baths. Large open rooms with beautiful woodwork throughout & builtins. Updated kitchen w/ granite, cooktop stove and island/bar. Formal dining room, living room & den w/ decorative fireplaces. Sunroom has access to backyard. All bedrooms upstairs w/ 1 bath. Roof is approx 3 years old. Front porch has new flagstone rock. Storage building that could be home office w/ some remodel. Conventional loan only. Great location near downtown & schools.

7. 2021-03-05
   listed $99,000 Active 520-char remark

   Show marketing remark (520 chars)

   Beautiful Traditional style Home with 5 bedrooms, 2 full baths. Large open rooms with beautiful woodwork throughout & builtins. Updated kitchen w/ granite, cooktop stove and island/bar. Formal dining room, living room & den w/ decorative fireplaces. Sunroom has access to backyard. All bedrooms upstairs w/ 1 bath. Roof is approx 3 years old. Front porch has new flagstone rock. Storage building that could be home office w/ some remodel. Conventional loan only. Great location near downtown & schools.

8. 1995-11-30
   soldstatus $39,000

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$350/yr (+$29/mo · 45.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,267
• − Mortgage interest: −$7,002
• − Property taxes: −$775
• − Insurance: −$625
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,636
• Taxable income: $3,306
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,371/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: Okmulgee
• NCES district ID: 4022800
• Math proficiency: 3% ▼ -5.00%
• Reading proficiency: 7% ▼ -8.00%
• Median HH income: $31,078
• Composite: 3.66/100
• National rank: #10069
• State rank: #264 of 270 in OK

Livability — Okmulgee

• Score: 61/100
• State rank: #300
• US rank: #17773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Okmulgee, OK
• Population (ZIP): 15,500

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 54% Native American 15% Two or more races 15% Black 13% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.69%
• Current HPI: 257.2856
• 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

+220.5% since first listed

8 events — show timeline

• 2026-05-26 Listed $124,999 FSBO.com
• 2021-06-08 Sold (MLS) $87,000 MLS Technology, Inc.
• 2021-04-30 Pending — MLS Technology, Inc.
• 2021-04-16 Price Changed $92,000 MLS Technology, Inc.
• 2021-03-29 Relisted — MLS Technology, Inc.
• 2021-03-11 Pending — MLS Technology, Inc.
• 2021-03-05 Listed $99,000 MLS Technology, Inc.
• 1995-11-30 Sold (Public Records) $39,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $775 · +4.6% YoY. Source: county tax records.