1708 Grandview Ave · Pawhuska, OK 74056

$49,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 3 Days on market

Built 1955 7,080 sqft lot

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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 +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Opportunity awaits!! Located on Grandview Avenue in Pawhuska, OK w/ 3 bedrooms, 2 bathrooms, original hardwood floors, brick exterior, covered parking w/ storage, outdoor fireplace & fountain! This home is waiting for the right buyer to give it the love & attention it needs. Located near downtown & The Osage Nation campus. Osage county living!

Key facts

• Outdoor fireplace
• Brick exterior
• Covered parking

Tags

• ORIGINAL HARDWOOD FLOORS
• BRICK EXTERIOR
• COVERED PARKING
• OUTDOOR FIREPLACE
• FOUNTAIN

Property features AI

Finance

• Financial info: Pets not allowed (per rental information)
• HOA & community: Sidewalks in the community

Exterior

• Parking: One-car garage; Carport
• Security: No safety shelter
• Utilities: Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Concrete driveway

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three first-floor bedrooms including a master bedroom with private bath; Two additional bedrooms without attached baths
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (including a master private bath and a hall full bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; No additional interior features listed
• Laundry & utility: Utility room inside on the first floor; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).

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 $3k of equity ($339 loan paydown + $3k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k 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

• Watch-outs: built in 1955 — 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 $49,000

Questions for the listing agent

1. Built in 1955 — 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. 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: 2.27% ✓
• Cap rate: 19.02%
• Cash-on-cash: 45.46%
• DSCR: 3.02
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $144,900
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 Claremore Ave	0.24mi	3/1.0	1,273 (+1%)	20mo	$110,000	$86	70
1419 Leahy Ave	0.19mi	2/1.0 (-1)	1,120 (-11%)	3mo	$155,000	$138	65
720 E 11th St	0.61mi	3/1.0	1,409 (+12%)	10mo	$15,000	$11	43
2113 Mckenzie Rd	0.63mi	3/2.0	1,323 (+5%)	20mo	$161,500	$122	41
614 Prudom Ave	0.74mi	2/1.0 (-1)	1,170 (-7%)	23mo	$135,000	$115	29

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: 54.3%
• Equity multiple: 4.38×
• Total profit: $46,409
• Equity at exit: $29,877

10-year hold

• IRR: 51.4%
• Equity multiple: 9.08×
• Total profit: $110,891
• Equity at exit: $53,399

Cash invested: $13,720 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $520

Break-even live

Break-even rent $452

Max offer price $49,000

Occupancy floor 48%

Sensitivity live

Price	-10% $548	-5% $534	+0% $520	+5% $506	+10% $492
Rent	-10% $432	-5% $476	+0% $520	+5% $564	+10% $607
Rate	-1.0pp $544	-0.5pp $532	base $520	+0.5pp $507	+1.0pp $494

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-04
   status Pending
2. 2026-05-01
   listed $49,000 Active
3. 2004-03-24
   soldstatus $64,500
4. 1996-12-11
   soldstatus $53,000
5. 1993-07-25
   soldstatus $38,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 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: $13,321
• − Mortgage interest: −$2,745
• − Property taxes: −$958
• − Insurance: −$245
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$1,425
• Taxable income: $5,817
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $4,841/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

+28.9% since first listed

5 events — show timeline

• 2026-05-04 Pending — MLS Technology, Inc.
• 2026-05-01 Listed $49,000 MLS Technology, Inc.
• 2004-03-24 Sold (Public Records) $64,500 Public Records
• 1996-12-11 Sold (Public Records) $53,000 Public Records
• 1993-07-25 Sold (Public Records) $38,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $958 · +5.2% YoY. Source: county tax records.