803 W Wichita Ave · Cleveland, OK 74020

$135,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 7 Days on market

Built 1922 4.00 ac lot Est $190k · 29% under

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Why this score? — see what drove the A- 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

Key facts

• 4 acres
• Cozy fireplace
• Tile backsplash

Tags

• 4 ACRES
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• COZY FIREPLACE
• PRIMARY SUITE ON MAIN LEVEL
• DETACHED GARAGE WITH LOFT

Property features AI

Exterior

• Parking: Detached garage with workshop space (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: 2 stories; Faces south
• Construction: Built from stucco and wood frame; Asphalt/fiberglass roof; Basement foundation
• Exterior features: Enclosed patio/porch; Porch; Shed(s); Workshop; Chain link, partial and privacy fencing; Mature trees; Horses allowed

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Gas water heater
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Partial basement; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.2% vs local median 6.4% 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-, schools D-.
• 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.
• Market conditions: 86 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $135,000

Questions for the listing agent

1. Built in 1922 — 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: 1.25% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $189,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 N 7th Ave	0.20mi	3/2.0	1,560 (-2%)	3mo	$178,000	$114	84
1301 Jodebo St	0.19mi	3/2.0	1,647 (+3%)	2mo	$136,000	$83	84
208 N Swan	0.19mi	3/1.0	1,598 (+0%)	10mo	$155,000	$97	78
1004 W Pawnee St	0.14mi	3/2.0	1,368 (-14%)	3mo	$165,000	$121	67
915 Aspenwood St	0.45mi	3/2.0	1,666 (+4%)	10mo	$235,000	$141	63
634 Hickory Dr	0.42mi	3/2.0	1,476 (-8%)	8mo	$195,000	$132	61
709 N D Ave	0.48mi	3/2.0	1,476 (-8%)	7mo	$155,000	$105	59
514 W Wichita Ave	0.29mi	3/1.5	1,824 (+14%)	7mo	$92,000	$50	55
413 W Pogue St	0.64mi	3/2.0	1,432 (-10%)	0mo	$170,000	$119	53
703 N D Ave	0.46mi	3/1.5	1,360 (-15%)	2mo	$168,000	$124	50
606 N B Ave	0.54mi	3/1.0	1,360 (-15%)	1mo	$138,500	$102	45
202 W Ponca Ave	0.65mi	3/2.0	1,398 (-12%)	6mo	$247,000	$177	44

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: 34.5%
• Equity multiple: 3.68×
• Total profit: $101,310
• Equity at exit: $121,619

10-year hold

• IRR: 29.7%
• Equity multiple: 8.31×
• Total profit: $276,506
• Equity at exit: $262,275

Cash invested: $37,800 (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: 86
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $436

Break-even live

Break-even rent $1,140

Max offer price $135,000

Occupancy floor 69%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-18
   listed $135,000 Active
2. 2022-03-25
   soldstatus $217,500 Closed 539-char remark

   Show marketing remark (539 chars)

   Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

3. 2022-02-15
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

4. 2022-02-02
   status Active 539-char remark

   Show marketing remark (539 chars)

   Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

5. 2022-01-31
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

6. 2022-01-07
   status Active 539-char remark

   Show marketing remark (539 chars)

   Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

7. 2022-01-07
   price $224,000 539-char remark

   Show marketing remark (539 chars)

   Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

8. 2021-11-16
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

9. 2021-11-05
   price $239,900 539-char remark

   Show marketing remark (539 chars)

   Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

10. 2021-10-13
    listed $245,900 Active 539-char remark

    Show marketing remark (539 chars)

    Remarkable completely remodeled farmhouse on 4 acres in town conveniently located near the Schools Gorgeous kitchen w/ granite & tile backsplash, SS appliances, Kitchen open to living room w/ fireplace Master down w/ large master bath, Granite in all bathrooms, All new flooring, fixtures & paint Adorable detached garage w/ loft & barn door, multiple sheds & deck for entertaining, up to 4 horses are permitted. Very private, yet convenient to schools, stores & shops Back on Market at no fault to the seller

11. 2007-12-29
    historical
12. 2007-08-22
    soldstatus $78,000
13. 2007-06-28
    listed $99,800

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $1,635 · $136/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,303
• − Mortgage interest: −$7,562
• − Property taxes: −$1,635
• − Insurance: −$675
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$3,927
• Taxable income: $3,255
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $4,453/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

+35.3% since first listed

13 events — show timeline

• 2026-05-18 Listed $135,000 MLS Technology, Inc.
• 2022-03-25 Sold (MLS) $217,500 MLS Technology, Inc.
• 2022-02-15 Pending — MLS Technology, Inc.
• 2022-02-02 Relisted — MLS Technology, Inc.
• 2022-01-31 Pending — MLS Technology, Inc.
• 2022-01-07 Relisted — MLS Technology, Inc.
• 2022-01-07 Price Changed $224,000 MLS Technology, Inc.
• 2021-11-16 Pending — MLS Technology, Inc.
• 2021-11-05 Price Changed $239,900 MLS Technology, Inc.
• 2021-10-13 Listed $245,900 MLS Technology, Inc.
• 2007-12-29 Listing Removed — MLS Technology, Inc.
• 2007-08-22 Sold (Public Records) $78,000 Public Records
• 2007-06-28 Listed $99,800 MLS Technology, Inc.

Property tax history

+11.4%/yr

Latest (2025): $1,635 · -5.0% YoY. Source: county tax records.