603 S 13th St · Tecumseh, OK 74873

$129,900

2 bd · 1.0 ba · 1,079 sqft · SingleFamily public records · 179 Days on market

Built 1950 0.72 ac lot Est $128k · at est.

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Why this score? — see what drove the C 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 +18.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome home! This great 3 Bed, 1 Bath home sits on .72 acres in Tecumseh! This home has plenty of room for whatever you need with 1,079 square feet! Don't hesitate, this home won't last long!

Key facts

• Large yard
• Oversized lot
• Covered back porch

Tags

• COVERED BACK PORCH
• LARGE YARD
• OVERSIZED LOT
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $120k (7.6% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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: 98 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 $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.
• Current owner paid $88k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1950 — 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: 0.92% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $128,401
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 S 13th St	0.00mi	3/1.0 (+1)	1,079 (0%)	0mo	$128,000	$119	95
404 S 6th St	0.47mi	3/2.0 (+1)	1,035 (-4%)	9mo	$125,000	$121	55
401 S Broadway St	0.66mi	2/1.0	1,054 (-2%)	13mo	$58,500	$56	55
522 W Highland St	0.27mi	3/2.0 (+1)	1,201 (+11%)	7mo	$56,500	$47	53
922 W Park St	0.44mi	3/1.5 (+1)	1,200 (+11%)	6mo	$172,000	$143	48
403 N 8th St	0.72mi	3/1.5 (+1)	1,140 (+6%)	12mo	$130,000	$114	40
114 S 12th St	0.34mi	3/2.0 (+1)	1,200 (+11%)	21mo	$153,000	$128	39
410 W Main St	0.45mi	3/2.0 (+1)	1,232 (+14%)	9mo	$76,999	$62	39
218 N 12th St	0.51mi	3/1.5 (+1)	1,231 (+14%)	21mo	$156,000	$127	28

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $78,281
• Equity at exit: $117,024

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $224,533
• Equity at exit: $252,367

Cash invested: $36,372 (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: 98
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $119

Break-even live

Break-even rent $1,050

Max offer price $129,900

Occupancy floor 85%

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: $32,475
• Closing costs: $3,897
• 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	10d	1	1.13mi

Listing history 15 events

1. 2026-03-31
   status Pending
2. 2026-01-10
   price $129,900
3. 2025-09-18
   listed $135,000 Active
4. 2022-10-03
   soldstatus $87,821
5. 2021-01-18
   soldstatus $99,000 Sold 192-char remark

   Show marketing remark (192 chars)

   Welcome home! This great 3 Bed, 1 Bath home sits on .72 acres in Tecumseh! This home has plenty of room for whatever you need with 1,079 square feet! Don't hesitate, this home won't last long!

6. 2020-12-21
   status Pending 192-char remark

   Show marketing remark (192 chars)

   Welcome home! This great 3 Bed, 1 Bath home sits on .72 acres in Tecumseh! This home has plenty of room for whatever you need with 1,079 square feet! Don't hesitate, this home won't last long!

7. 2020-10-29
   listed $99,000 Active 192-char remark

   Show marketing remark (192 chars)

   Welcome home! This great 3 Bed, 1 Bath home sits on .72 acres in Tecumseh! This home has plenty of room for whatever you need with 1,079 square feet! Don't hesitate, this home won't last long!

8. 2018-12-04
   soldstatus $35,000 Sold 120-char remark

   Show marketing remark (120 chars)

   Close to town! 3 Bedrooms, 1 Bath home located at the edge of town. Large Living room, country kitchen, Storm shelter!

9. 2018-11-06
   status Pending 120-char remark

   Show marketing remark (120 chars)

   Close to town! 3 Bedrooms, 1 Bath home located at the edge of town. Large Living room, country kitchen, Storm shelter!

10. 2018-10-26
    listed $29,500 Active 120-char remark

    Show marketing remark (120 chars)

    Close to town! 3 Bedrooms, 1 Bath home located at the edge of town. Large Living room, country kitchen, Storm shelter!

11. 2009-06-16
    soldstatus $70,000
12. 2008-12-01
    historical
13. 2008-05-31
    listed $69,900
14. 1996-06-28
    soldstatus $27,000
15. 1995-05-03
    soldstatus $47,500

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$41/yr (+$3/mo · 3.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: −$7,276
• − Property taxes: −$1,128
• − Insurance: −$650
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,779
• Taxable loss: −$737
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $1,601/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

+173.5% since first listed

15 events — show timeline

• 2026-03-31 Pending — MLSOK
• 2026-01-10 Price Changed $129,900 MLSOK
• 2025-09-18 Listed $135,000 MLSOK
• 2022-10-03 Sold (Public Records) $87,821 Public Records
• 2021-01-18 Sold (MLS) $99,000 MLSOK
• 2020-12-21 Pending — MLSOK
• 2020-10-29 Listed $99,000 MLSOK
• 2018-12-04 Sold (MLS) $35,000 MLSOK
• 2018-11-06 Pending — MLSOK
• 2018-10-26 Listed $29,500 MLSOK
• 2009-06-16 Sold (Public Records) $70,000 Public Records
• 2008-12-01 Listing Removed — MLSOK
• 2008-05-31 Listed $69,900 MLSOK
• 1996-06-28 Sold (Public Records) $27,000 Public Records
• 1995-05-03 Sold (Public Records) $47,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,128 · -2.3% YoY. Source: county tax records.