118 Pecan St · Pauls Valley, OK 73075

$80,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 32 Days on market

Built 1958 Est $94k · 15% under

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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 +24.8/30.0
• ARV discount +14.2/15.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter or Investment Property! This is an adorable 2 bed 1 bath with updates including newer windows, laminate and carpet throughout, knotty pine interior doors, updated bathroom with shower/tub combo. Living room features electric fireplace. The kitchen has is very cute with stove, refrigerator and dishwasher. Very large backyard ready for your BBQ and touch football!

Key facts

• Move-in ready
• Renovated home
• Fresh paint

Tags

• RENOVATED HOME
• UPDATED FLOORING
• FRESH PAINT
• MODERN FIXTURES
• INVITING LAYOUT
• MOVE-IN READY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Electric range; Electric oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Natural gas heating
• Interior features: Dishwasher; Electric range; Electric oven; Central heating and cooling; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.1% in Pauls Valley — 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 54/100 on livability (#604 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Pauls Valley (town): math 25% / reading 25% proficiency, ranked #117 of 270 in OK (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 85 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $59k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1958 — 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $93,936
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 N Cherry St St	0.11mi	2/1.0	992 (+9%)	2mo	$79,000	$80	79
106 Chestnut	0.31mi	2/1.0	894 (-2%)	11mo	$129,900	$145	73
315 N Cherry St	0.16mi	2/1.0	870 (-5%)	19mo	$90,000	$103	69
718 N Santa Fe St	0.40mi	3/1.0 (+1)	972 (+7%)	7mo	$80,000	$82	60
409 N Elm St	0.27mi	2/1.5	1,024 (+12%)	22mo	$87,000	$85	46
413 N Cherry St	0.24mi	3/1.0 (+1)	1,040 (+14%)	21mo	$131,950	$127	43
801 N Pine St	0.67mi	2/2.0	996 (+9%)	14mo	$130,000	$131	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,133
• Equity at exit: $11,928

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $12,063
• Equity at exit: $6,917

Cash invested: $22,400 (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 73075

• Home prices YoY: -14.1%
• Active inventory: 85
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $170

Break-even live

Break-even rent $655

Max offer price $80,000

Occupancy floor 75%

Sensitivity live

Price	-10% $215	-5% $193	+0% $170	+5% $148	+10% $125
Rent	-10% $101	-5% $136	+0% $170	+5% $205	+10% $239
Rate	-1.0pp $210	-0.5pp $191	base $170	+0.5pp $149	+1.0pp $128

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $80,000 Active 32 DOM
2. 2026-06-18
   days on market $80,000 Active 30 DOM
3. 2026-06-17
   days on market $80,000 Active 29 DOM
4. 2026-06-16
   days on market $80,000 Active 28 DOM
5. 2026-06-15
   days on market $80,000 Active 27 DOM
6. 2026-06-13
   days on market $80,000 Active 25 DOM
7. 2026-06-12
   days on market $80,000 Active 24 DOM
8. 2026-06-09
   days on market $80,000 Active 21 DOM
9. 2026-06-08
   days on market $80,000 Active 20 DOM
10. 2026-06-08
    days on market $80,000 Active 19 DOM
11. 2026-06-07
    days on market $80,000 Active 18 DOM
12. 2026-06-04
    days on market $80,000 Active 15 DOM
13. 2026-06-02
    days on market $80,000 Active 14 DOM
14. 2026-06-01
    days on market $80,000 Active 13 DOM
15. 2026-05-31
    days on market $80,000 Active 12 DOM
16. 2026-05-19
    listed $80,000 Active
17. 2021-12-28
    soldstatus $58,700
18. 2021-12-27
    soldstatus $58,700 Sold 381-char remark

    Show marketing remark (381 chars)

    Great Starter or Investment Property! This is an adorable 2 bed 1 bath with updates including newer windows, laminate and carpet throughout, knotty pine interior doors, updated bathroom with shower/tub combo. Living room features electric fireplace. The kitchen has is very cute with stove, refrigerator and dishwasher. Very large backyard ready for your BBQ and touch football!

19. 2021-11-06
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Great Starter or Investment Property! This is an adorable 2 bed 1 bath with updates including newer windows, laminate and carpet throughout, knotty pine interior doors, updated bathroom with shower/tub combo. Living room features electric fireplace. The kitchen has is very cute with stove, refrigerator and dishwasher. Very large backyard ready for your BBQ and touch football!

20. 2021-10-26
    listed $64,200 Active 381-char remark

    Show marketing remark (381 chars)

    Great Starter or Investment Property! This is an adorable 2 bed 1 bath with updates including newer windows, laminate and carpet throughout, knotty pine interior doors, updated bathroom with shower/tub combo. Living room features electric fireplace. The kitchen has is very cute with stove, refrigerator and dishwasher. Very large backyard ready for your BBQ and touch football!

21. 2020-04-24
    soldstatus $45,000
22. 2020-04-17
    soldstatus $45,000 335-char remark

    Show marketing remark (335 chars)

    Cute as a bug! Ready for starter or investor, well maintained, close to downtown and schools. Huge backyard is a blank canvas ready for love! Includes, stove, refrigerator AND washer/dryer. Beautifully tiled kitchen countertops, Cedar lined closet. Steel entry doors, several knotty pine interior doors. Schedule a showing today!

23. 2020-02-17
    listed $50,000 335-char remark

    Show marketing remark (335 chars)

    Cute as a bug! Ready for starter or investor, well maintained, close to downtown and schools. Huge backyard is a blank canvas ready for love! Includes, stove, refrigerator AND washer/dryer. Beautifully tiled kitchen countertops, Cedar lined closet. Steel entry doors, several knotty pine interior doors. Schedule a showing today!

24. 2016-06-13
    historical
25. 2016-01-13
    listed $42,000
26. 2007-08-15
    soldstatus $19,500

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 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: $10,440
• − Mortgage interest: −$4,481
• − Property taxes: −$771
• − Insurance: −$400
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$2,327
• Taxable income: $790
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $1,853/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: Pauls Valley
• NCES district ID: 4023550
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $37,515
• Composite: 20.87/100
• National rank: #8497
• State rank: #117 of 270 in OK

Livability — Pauls Valley

• Score: 54/100
• State rank: #604
• US rank: #24233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pauls Valley, OK
• City population: 9,478
• Population (ZIP): 9,478

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 12% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Serbian 3% European 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.52%
• Current HPI: 235.1168
• 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

+310.3% since first listed

11 events — show timeline

• 2026-05-19 Listed $80,000 DAOR
• 2021-12-28 Sold (Public Records) $58,700 Public Records
• 2021-12-27 Sold (MLS) $58,700 MLSOK
• 2021-11-06 Pending — MLSOK
• 2021-10-26 Listed $64,200 MLSOK
• 2020-04-24 Sold (Public Records) $45,000 Public Records
• 2020-04-17 Sold (MLS) $45,000 MLSOK
• 2020-02-17 Listed $50,000 MLSOK
• 2016-06-13 Listing Removed — MLSOK
• 2016-01-13 Listed $42,000 MLSOK
• 2007-08-15 Sold (Public Records) $19,500 Public Records

Property tax history

+13.2%/yr

Latest (2025): $771 · +8.6% YoY. Source: county tax records.