623 N Park Ave · Shawnee, OK 74801

$90,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 30 Days on market

Built 1940 7,405 sqft lot Est $161k · 44% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Charming 2 bed, 1 bath home with 1,522 sq ft and original hardwood floors throughout. Features a covered carport, mature trees, and a fenced backyard—solid, well-maintained, and ready for a new owner.

Key facts

• Covered carport
• Fenced backyard
• Mature trees

Tags

• ORIGINAL HARDWOOD FLOORS
• COVERED CARPORT
• MATURE TREES
• FENCED BACKYARD

Property features AI

Finance

• Other: Sale subject to court approval
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 1-car garage
• Home design: Single family residence; One-story; Existing property; Residential property; Located in Woodland Park addition; Homestead eligible
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Living area includes a main living room; Dining area (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.9% in Shawnee — 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 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Shawnee (town): math 11% / reading 17% proficiency, ranked #238 of 270 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Es (math 7% / reading 9%, grade F, #740 of 845 statewide, top 88%, 293 students, 0% FRL); Shawnee Ms (math 6% / reading 14%, grade F, #277 of 345 statewide, top 83%, 711 students, 0% FRL); Shawnee Hs (math 16% / reading 35%, grade F, #142 of 447 statewide, top 32%, 987 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.18% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $161,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 W Highland St	0.17mi	3/2.0	1,464 (-4%)	2mo	$106,000	$72	80
522 E Market Ave	0.13mi	4/2.0 (+1)	1,603 (+5%)	2mo	$95,000	$59	74
548 N Ione Ave	0.52mi	3/1.0	1,548 (+2%)	4mo	$150,000	$97	69
925 N Park Ave	0.38mi	3/2.0	1,631 (+7%)	1mo	$200,000	$123	65
920 N Kickapoo Ave	0.44mi	2/2.0 (-1)	1,540 (+1%)	4mo	$165,000	$107	65
607 W Dewey St	0.35mi	3/1.0	1,306 (-14%)	3mo	$129,000	$99	58
1207 N Beard Ave	0.64mi	3/1.5	1,428 (-6%)	3mo	$110,000	$77	56
624 W Kirk St	0.66mi	4/2.0 (+1)	1,474 (-3%)	1mo	$184,900	$125	54
712 W Kirk St	0.68mi	3/1.0	1,395 (-8%)	1mo	$166,000	$119	54
1324 N Park Ave	0.75mi	3/2.0	1,470 (-3%)	4mo	$110,000	$75	52
601 N Bonita Ave	0.56mi	4/2.0 (+1)	1,350 (-11%)	0mo	$155,000	$115	46
513 N Dorothy Ave	0.45mi	2/2.0 (-1)	1,294 (-15%)	2mo	$136,900	$106	43

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $3,980
• Equity at exit: $13,419

10-year hold

• IRR: 13.4%
• Equity multiple: 2.06×
• Total profit: $26,747
• Equity at exit: $7,782

Cash invested: $25,200 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $295

Break-even live

Break-even rent $692

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $346	-5% $320	+0% $295	+5% $269	+10% $244
Rent	-10% $211	-5% $253	+0% $295	+5% $337	+10% $379
Rate	-1.0pp $340	-0.5pp $318	base $295	+0.5pp $272	+1.0pp $248

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	21d	1	0.41mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	5d	1	0.78mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$898	$0.92	25d	5	1.00mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	5d	1	1.02mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-04-13
   listed $90,000 Active

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$362/yr (+$30/mo · 80.8%)

ⓘ 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 5% 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: $12,786
• − Mortgage interest: −$5,041
• − Property taxes: −$448
• − Insurance: −$450
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$2,618
• Taxable income: $2,183
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $3,016/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: Shawnee
• NCES district ID: 4027570
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $32,128
• Composite: 11.21/100
• National rank: #9724
• State rank: #238 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OK
• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

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 (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• Metro: Shawnee, OK
• 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

2 events — show timeline

• 2026-05-14 Pending — MLSOK
• 2026-04-13 Listed $90,000 MLSOK

Property tax history

+3.7%/yr

Latest (2025): $448 · +3.0% YoY. Source: county tax records.