107 N Jordan St · Cleveland, OK 74020

$105,000

4 bd · 2.0 ba · 8,744 sqft · SingleFamily public records · 23 Days on market

Built 1921 0.40 ac 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 +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Opportunity awaits to revive this beautiful Neoclassical architectural beauty! It is set upon a corner lot in a residential neighborhood just a block off the bustling downtown of Cleveland, OK. This could be a beautiful home, multi-family, event space, or brought back to life as a church--the possibilities are many. On the interior there are spaces that provide a Brutalist style with exposed brick and other spaces with modest Art Deco styles. Many windows are stained glass and in beautiful shape. The open sanctuary space and full basement offer spaces where you can let your imagination take full control, giving way to providing endless possibilities. Come discover what the beautiful town of

Key facts

• Exposed brick
• Full basement
• Near parks

Tags

• CORNER LOT
• RESIDENTIAL NEIGHBORHOOD
• EXPOSED BRICK
• STAINED GLASS WINDOWS
• FULL BASEMENT
• NEAR PARKS

Property features AI

Finance

• Other: Corner lot with mature trees

Exterior

• Parking: Asphalt parking
• Security: No safety shelter
• Utilities: Natural gas available; Public water; Public sewer
• Home design: 2-story building; Faces west; Basement foundation
• Construction: Brick and block construction; Asphalt/fiberglass roof; Basement (finished, full)
• Exterior features: Covered porch; Porch

Interior

• Flooring: Wood flooring
• Bathrooms: Four half bathrooms
• Heating & cooling: Central heating (gas, multiple units); Central air conditioning (three or more units)
• Interior features: High ceilings; Laminate counters; Wood window frames
• Laundry & utility: No hot water (appliance note)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 6.6% in Cleveland — 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 67/100 on livability (#93 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities F.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cleveland Primary Es (411 students, 0% FRL); Cleveland Ms (math 17% / reading 14%, grade F, #215 of 345 statewide, top 63%, 410 students, 0% FRL); Cleveland Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 483 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 90 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1921 — 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 D-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. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.72%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.0%
• Equity multiple: 4.47×
• Total profit: $101,999
• Equity at exit: $94,592

10-year hold

• IRR: 40.0%
• Equity multiple: 10.02×
• Total profit: $265,144
• Equity at exit: $203,992

Cash invested: $29,400 (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 74020

• Home prices YoY: 6.9%
• Active inventory: 90
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $704

Break-even live

Break-even rent $875

Max offer price $105,000

Occupancy floor 55%

Sensitivity live

Price	-10% $763	-5% $733	+0% $704	+5% $674	+10% $644
Rent	-10% $564	-5% $634	+0% $704	+5% $773	+10% $843
Rate	-1.0pp $756	-0.5pp $730	base $704	+0.5pp $676	+1.0pp $649

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   pricedays on market $105,000 Active 23 DOM
2. 2026-06-18
   days on market $115,000 Active 20 DOM
3. 2026-06-17
   days on market $115,000 Active 19 DOM
4. 2026-06-16
   days on market $115,000 Active 18 DOM
5. 2026-06-15
   days on market $115,000 Active 17 DOM
6. 2026-06-13
   days on market $115,000 Active 15 DOM
7. 2026-06-10
   days on market $115,000 Active 12 DOM
8. 2026-06-09
   days on market $115,000 Active 11 DOM
9. 2026-06-08
   days on market $115,000 Active 10 DOM
10. 2026-06-07
    days on market $115,000 Active 9 DOM
11. 2026-06-03
    days on market $115,000 Active 5 DOM
12. 2026-06-02
    days on market $115,000 Active 4 DOM
13. 2026-06-01
    days on market $115,000 Active 3 DOM
14. 2026-05-31
    days on market $115,000 Active 2 DOM
15. 2026-05-29
    listed $115,000 Active
16. 2016-07-28
    soldstatus $80,000

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,161 · $97/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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,185
• − Mortgage interest: −$5,882
• − Property taxes: −$1,161
• − Insurance: −$525
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$3,055
• Taxable income: $7,173
• Est. tax owed @ 24.0%: −$1,721
• After-tax cash flow: $6,721/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Cleveland

• Score: 67/100
• State rank: #93
• US rank: #10844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, OK
• Population (ZIP): 7,365

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Native American 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.01%
• Current HPI: 218.04
• 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

+43.8% since first listed

2 events — show timeline

• 2026-05-29 Listed $115,000 MLS Technology, Inc.
• 2016-07-28 Sold (Public Records) $80,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,161 · +7.7% YoY. Source: county tax records.