19910 Gordon Cooper Dr · Tecumseh, OK 74873

$100,000

3 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 142 Days on market

Built 1960 1.00 ac lot Est $128k · 22% 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 +27.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Ready to Make This Home Your Own? Endless Potential on 1 Acre! Situated on a full acre, this property offers room to dream and grow. Featuring a 30x40 shop, multiple storage buildings, and an outdoor storm shelter, there’s space for everything—from hobbies to heavy equipment. The open land provides plenty of room for a pool, cabana, garden, or all three. Inside, the home is priced right and ready for your personal touch, offering 3 bedrooms, 2 bathrooms, and two living areas or flexible spaces to fit your lifestyle. Enjoy relaxing on the covered front porch, plus the convenience of fenced front and back yards and a separate access road leading to the backyard and shop for your p

Key facts

• Open land
• Separate access road
• 30x40 shop

Tags

• 30X40 SHOP
• OUTDOOR STORM SHELTER
• FENCED FRONT AND BACK YARDS
• SEPARATE ACCESS ROAD
• OPEN LAND

Property features AI

Finance

• Financial info: Offered as-is; Financing considered: Cash or Conventional
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Public utilities; Below-ground storm shelter
• Home design: Single family residence; One-level; Residential property; Existing property
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Covered porch; Outbuildings; Rain gutters; Workshop; Chain link fencing; Corner lot

Interior

• Kitchen: Gas range (freestanding); Gas oven (freestanding); Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans
• Laundry & utility: Water heater

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 $299 ($4k/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: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.9% in Tecumseh — 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 70/100 on livability (#45 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Tecumseh (town): math 13% / reading 18% proficiency, ranked #215 of 270 in OK (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cross Timbers Es (math 12% / reading 15%, grade F, #642 of 845 statewide, top 76%, 409 students, 0% FRL); Tecumseh Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $127,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19903 Prairieview Rd	0.46mi	3/2.0	1,296 (+12%)	0mo	$224,900	$174	59
1106 Foggy Bottom Rd	0.72mi	3/2.0	1,230 (+6%)	8mo	$75,000	$61	49
1201 Dove Hollow Ln	0.65mi	3/1.5	1,218 (+5%)	22mo	$134,000	$110	41
1100 Foggy Btm	0.69mi	3/2.0	1,316 (+13%)	6mo	$130,000	$99	41
911 N Rangeline St	0.62mi	2/1.0 (-1)	1,074 (-7%)	12mo	$132,000	$123	40

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: 33.7%
• Equity multiple: 3.63×
• Total profit: $73,525
• Equity at exit: $90,088

10-year hold

• IRR: 29.1%
• Equity multiple: 8.20×
• Total profit: $201,506
• Equity at exit: $194,278

Cash invested: $28,000 (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 74873

• Home prices YoY: 5.2%
• Active inventory: 100
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $299

Break-even live

Break-even rent $821

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $356	-5% $328	+0% $299	+5% $271	+10% $243
Rent	-10% $205	-5% $252	+0% $299	+5% $347	+10% $394
Rate	-1.0pp $350	-0.5pp $325	base $299	+0.5pp $274	+1.0pp $247

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 N Rangeline St Tecumseh, OK	3.0	1.0	1000	$1,200	$1.20	11d	1	1.14mi

Listing history 30 events

1. 2026-06-21
   days on market $100,000 Active 142 DOM
2. 2026-06-19
   days on market $100,000 Active 140 DOM
3. 2026-06-18
   days on market $100,000 Active 139 DOM
4. 2026-06-17
   days on market $100,000 Active 138 DOM
5. 2026-06-16
   days on market $100,000 Active 137 DOM
6. 2026-06-15
   days on market $100,000 Active 136 DOM
7. 2026-06-14
   days on market $100,000 Active 134 DOM
8. 2026-06-12
   days on market $100,000 Active 133 DOM
9. 2026-06-09
   days on market $100,000 Active 130 DOM
10. 2026-06-08
    days on market $100,000 Active 129 DOM
11. 2026-06-07
    days on market $100,000 Active 128 DOM
12. 2026-06-02
    days on market $100,000 Active 123 DOM
13. 2026-06-01
    days on market $100,000 Active 122 DOM
14. 2026-05-31
    days on market $100,000 Active 121 DOM
15. 2026-05-30
    days on market $100,000 Active 120 DOM
16. 2026-05-22
    price $100,000
17. 2026-05-04
    price $102,900
18. 2026-04-13
    price $105,000
19. 2026-03-25
    price $108,900
20. 2026-01-30
    listed $110,000 Active
21. 2026-01-08
    status Active
22. 2025-12-31
    historical
23. 2025-12-26
    status Pending
24. 2025-10-20
    price $110,000
25. 2025-10-02
    price $115,000
26. 2025-09-05
    listed $120,000 Active
27. 2025-08-23
    historical
28. 2025-06-05
    price $145,000
29. 2025-05-29
    listed $125,000 Active
30. 2011-08-05
    soldstatus $77,500

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $990 · $83/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,400
• − Mortgage interest: −$5,602
• − Property taxes: −$990
• − Insurance: −$500
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,909
• Taxable income: $2,095
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,090/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: Tecumseh
• NCES district ID: 4029610
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -14.00%
• Median HH income: $43,473
• Composite: 13.54/100
• National rank: #9516
• State rank: #215 of 270 in OK

Livability — Tecumseh

• Score: 70/100
• State rank: #45
• US rank: #8074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tecumseh, OK
• Population (ZIP): 11,033

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 (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 9% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 14.18%
• Current HPI: 286.31
• 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

+29.0% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $100,000 MLSOK
• 2026-05-04 Price Changed $102,900 MLSOK
• 2026-04-13 Price Changed $105,000 MLSOK
• 2026-03-25 Price Changed $108,900 MLSOK
• 2026-01-30 Listed $110,000 MLSOK
• 2026-01-08 Relisted — MLSOK
• 2025-12-31 Listing Removed — MLSOK
• 2025-12-26 Pending — MLSOK
• 2025-10-20 Price Changed $110,000 MLSOK
• 2025-10-02 Price Changed $115,000 MLSOK
• 2025-09-05 Listed $120,000 MLSOK
• 2025-08-23 Listing Removed — MLSOK
• 2025-06-05 Price Changed $145,000 MLSOK
• 2025-05-29 Listed $125,000 MLSOK
• 2011-08-05 Sold (Public Records) $77,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $990 · +1.1% YoY. Source: county tax records.