816 E Midland St · Shawnee, OK 74804

$99,900

3 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 31 Days on market

Built 1970 7,475 sqft lot Est $138k · 27% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice size home just needs some TLC to become a great rental or would be great for the first time home buyer. Nice location to shopping, dining and medical. Surface Only.

Key facts

• En suite bathroom
• Hvac system replaced
• Covered patio

Tags

• EN SUITE BATHROOM
• COVERED PATIO
• LARGE BACK YARD
• WINDOWS REPLACED
• HVAC SYSTEM REPLACED

Property features AI

Finance

• Other: Located in Brookhaven addition
• Financial info: Not assumable; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Assessor-sourced living area
• Home design: Single-family residence; Residential property; One story; Existing construction
• Construction: Brick and frame construction; Composition roof; Slab foundation; Homestead eligible
• Exterior features: Covered patio; Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Interior features: One-level layout; Living area; Dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Will Rogers Es (math 12% / reading 13%, grade F, #648 of 845 statewide, top 77%, 400 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 (+2.5%/yr); 393 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 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 + 2.5% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.17% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $137,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 E Midland St	0.06mi	4/1.0 (+1)	1,242 (+7%)	3mo	$142,500	$115	73
108 E Pulaski St	0.46mi	3/1.0	1,160 (+0%)	8mo	$165,000	$142	68
808 E Midland St	0.05mi	3/2.0	1,315 (+14%)	10mo	$174,900	$133	67
2001 N Mckinley Ave	0.18mi	2/1.5 (-1)	1,059 (-8%)	6mo	$125,000	$118	66
1817 N Bell Ave	0.58mi	3/1.0	1,181 (+2%)	6mo	$162,500	$138	61
1205 Carol Dr	0.61mi	3/1.0	1,172 (+1%)	10mo	$90,000	$77	57
1539 N Pennsylvania Ave	0.60mi	3/1.0	1,086 (-6%)	3mo	$129,000	$119	56
29 E Midland St	0.47mi	3/1.0	1,055 (-9%)	5mo	$141,000	$134	56
4 E Pulaski St	0.55mi	3/1.0	1,002 (-13%)	1mo	$125,000	$125	48
1816 N Bell Ave	0.60mi	2/1.0 (-1)	1,052 (-9%)	4mo	$120,000	$114	45
9 E Chicago St	0.53mi	3/1.0	991 (-14%)	6mo	$115,000	$116	42
2615 N Market Ave	0.74mi	3/2.0	1,312 (+14%)	4mo	$152,500	$116	40

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,495
• Equity at exit: $14,895

10-year hold

• IRR: 10.5%
• Equity multiple: 1.80×
• Total profit: $22,374
• Equity at exit: $8,638

Cash invested: $27,972 (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 74804

• Home prices YoY: -25.1%
• Rents YoY: 2.5%
• Active inventory: 393
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $287

Break-even live

Break-even rent $805

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $344	-5% $316	+0% $287	+5% $259	+10% $231
Rent	-10% $195	-5% $241	+0% $287	+5% $333	+10% $380
Rate	-1.0pp $338	-0.5pp $313	base $287	+0.5pp $261	+1.0pp $235

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 E Independence St Shawnee, OK	1.0–2.0	1.0	690	$900	$1.30	6d	2	0.77mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	6d	1	1.27mi

Listing history 19 events

1. 2026-06-21
   days on market $99,900 Active 31 DOM
2. 2026-06-19
   days on market $99,900 Active 29 DOM
3. 2026-06-18
   days on market $99,900 Active 28 DOM
4. 2026-06-17
   days on market $99,900 Active 27 DOM
5. 2026-06-16
   days on market $99,900 Active 26 DOM
6. 2026-06-15
   days on market $99,900 Active 25 DOM
7. 2026-06-14
   days on market $99,900 Active 23 DOM
8. 2026-06-12
   pricestatusdays on market $99,900 Active 22 DOM
9. 2026-04-21
   status Pending
10. 2026-04-13
    price $114,900
11. 2026-03-28
    listed $119,900 Active
12. 2009-06-01
    soldstatus $70,000
13. 2009-05-28
    soldstatus $70,000 169-char remark

    Show marketing remark (169 chars)

    Nice size home just needs some TLC to become a great rental or would be great for the first time home buyer. Nice location to shopping, dining and medical. Surface Only.

14. 2009-03-09
    listed $69,900 169-char remark

    Show marketing remark (169 chars)

    Nice size home just needs some TLC to become a great rental or would be great for the first time home buyer. Nice location to shopping, dining and medical. Surface Only.

15. 2004-08-30
    soldstatus $71,000
16. 2004-08-27
    soldstatus $71,000 168-char remark

    Show marketing remark (168 chars)

    Welcome home! This 3BR/2BA home has updated ceramic tile, kitchen counter tops, & vent hood. CH&A, fenced yard, berber carpet - it's all ready for a new family!

17. 2004-06-19
    listed $73,900 168-char remark

    Show marketing remark (168 chars)

    Welcome home! This 3BR/2BA home has updated ceramic tile, kitchen counter tops, & vent hood. CH&A, fenced yard, berber carpet - it's all ready for a new family!

18. 2001-04-30
    soldstatus $61,500
19. 1996-10-31
    soldstatus $50,000

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$52/yr (+$4/mo · 6.2%)

ⓘ 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 ≥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: $14,026
• − Mortgage interest: −$5,596
• − Property taxes: −$847
• − Insurance: −$500
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,906
• Taxable income: $1,933
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,983/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): 23,227
• Household income: $67,631
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 442.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 11% Native American 11% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -83.01%
• Current HPI: 247.115
• Rent YoY: ▲ 2.49%
• 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

+129.8% since first listed

11 events — show timeline

• 2026-04-21 Pending — MLSOK
• 2026-04-13 Price Changed $114,900 MLSOK
• 2026-03-28 Listed $119,900 MLSOK
• 2009-06-01 Sold (Public Records) $70,000 Public Records
• 2009-05-28 Sold (MLS) $70,000 MLSOK
• 2009-03-09 Listed $69,900 MLSOK
• 2004-08-30 Sold (Public Records) $71,000 Public Records
• 2004-08-27 Sold (MLS) $71,000 MLSOK
• 2004-06-19 Listed $73,900 MLSOK
• 2001-04-30 Sold (Public Records) $61,500 Public Records
• 1996-10-31 Sold (Public Records) $50,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $847 · +2.5% YoY. Source: county tax records.