2007 Mary Ave · Seminole, OK 74868

$109,900

2 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 132 Days on market

Built 1987 0.26 ac lot Est $93k · 18% over

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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 +14.1/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this inviting 3-beedroom, 2-bath property, perfectly suited for comfortable family living. The spacious layout offers cozy living areas with wood-burning fireplace—ideal for gathering on cooler evenings—while central heat and air keep everyone comfortable year-round. The kitchen comes complete with a stove, refrigerator, small utility area, washer, and dryer. With ample storage and a practical floor plan, there’s room for everyone to spread out and stay organized. A few simple updates like paint, trim, and flooring will make it truly your own. Outside, the fully fenced backyard is perfect for kids and pets to play safely, featuring a large, covered patio fo

Key facts

• Peach tree
• Wood fireplace
• Apple tree

Tags

• WOOD FIREPLACE
• FENCED BACKYARD
• COVERED BACK PATIO
• APPLE TREE
• PEACH TREE

Property features AI

Finance

• Other: Vacant and not occupied
• Financial info: Assumable: No; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Security: No security features provided
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One story; North-facing
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered patio; Chain link fencing; Lot features listed as 'Other'

Interior

• Kitchen: Free-standing electric range/oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Concrete; Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Dishwasher; Concrete, carpet, and tile flooring; One living area; One dining area; Wood-burning fireplace
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $16 ($188/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 $98k (10.7% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.8% in Seminole — 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 (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $110k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $93,480
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 Boren Blvd	0.58mi	2/1.0	1,100 (-4%)	2mo	$15,500	$14	62
1333 Reid St	0.57mi	3/2.0 (+1)	1,112 (-2%)	10mo	$62,000	$56	56
1612 Foster Ave	0.43mi	2/1.0	1,158 (+2%)	24mo	$95,000	$82	54
1412 Ideal St	0.68mi	2/1.0	1,104 (-3%)	7mo	$120,000	$109	53
1503 Foster Ave	0.56mi	3/1.0 (+1)	1,000 (-12%)	7mo	$130,000	$130	39
1422 Foster Ave	0.61mi	3/1.0 (+1)	1,196 (+5%)	21mo	$85,000	$71	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $60,865
• Equity at exit: $99,007

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $178,483
• Equity at exit: $213,512

Cash invested: $30,772 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $16

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 93%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $109,900 Active 132 DOM
2. 2026-06-17
   days on market $109,900 Active 131 DOM
3. 2026-06-16
   days on market $109,900 Active 130 DOM
4. 2026-06-15
   days on market $109,900 Active 129 DOM
5. 2026-06-13
   days on market $109,900 Active 127 DOM
6. 2026-06-12
   days on market $109,900 Active 126 DOM
7. 2026-06-09
   pricedays on market $109,900 Active 123 DOM
8. 2026-06-08
   days on market $119,900 Active 122 DOM
9. 2026-06-08
   days on market $119,900 Active 121 DOM
10. 2026-06-07
    days on market $119,900 Active 120 DOM
11. 2026-06-04
    days on market $119,900 Active 117 DOM
12. 2026-06-02
    days on market $119,900 Active 116 DOM
13. 2026-06-01
    days on market $119,900 Active 115 DOM
14. 2026-05-31
    days on market $119,900 Active 114 DOM
15. 2026-03-31
    price $119,900
16. 2026-02-06
    listed $125,000 Active
17. 1998-04-30
    soldstatus $43,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $11,774
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$3,197
• Taxable loss: −$1,661
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $586/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+178.8% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $119,900 MLSOK
• 2026-02-06 Listed $125,000 MLSOK
• 1998-04-30 Sold (Public Records) $43,000 Public Records