208 E 12th St · Pawhuska, OK 74056

$79,500

4 bd · 1.0 ba · 1,912 sqft · SingleFamily public records · 32 Days on market

Built 1915 6,999 sqft lot Est $151k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Step into history with this charming 1915 Pawhuska home featuring 3 bedrooms, 1 bath, and a detached garage. The front porch welcomes you inside, where 12-ft ceilings and a spacious living room create an open, airy feel. Large living room allows for open entertaining areas and flexible living space. Home has some modern updates blended with vintage character, this gem is ready for you to make it your own. Detached garage offers more storage space for all. Seller will be installing new roof!

Key facts

• Vintage character
• Modern updates
• Front porch

Tags

• FRONT PORCH
• 12-FT CEILINGS
• SPACIOUS LIVING ROOM
• MODERN UPDATES
• VINTAGE CHARACTER
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Detached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Entry level: first level
• Construction: Built per public records; Aluminum siding; Wood frame construction; Asphalt/fiberglass roof; Slab foundation
• Exterior features: Covered porch; Concrete driveway; Chain link fencing; Mature trees

Interior

• Kitchen: Oven; Range; Pantry
• Bedrooms: Master bedroom (first level); Bedroom (first level); Bedroom (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Programmable thermostat; Wood window frames
• Laundry & utility: Electric dryer hookup; Utility room (inside, first level); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#37 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Pawhuska (town): math 9% / reading 13% proficiency, ranked #248 of 270 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($550 loan paydown + $5k appreciation (5.7% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask is 42% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,115 (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 1915 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.66% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.89%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $151,048
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 Leahy Ave	0.39mi	4/2.0	1,961 (+3%)	3mo	$68,000	$35	71
319 E 11th St	0.10mi	3/1.0 (-1)	1,879 (-2%)	20mo	$140,000	$75	71
415 E 7th St	0.35mi	3/2.0 (-1)	1,897 (-1%)	9mo	$212,500	$112	66
1119 E 13th St	0.62mi	4/2.0	1,928 (+1%)	5mo	$8,500	$4	62
421 E 11th St	0.17mi	3/1.5 (-1)	1,680 (-12%)	5mo	$201,500	$120	61
317 E 12th St	0.09mi	4/2.0	1,750 (-8%)	21mo	$171,000	$98	60
320 E 7th St	0.36mi	3/2.5 (-1)	2,118 (+11%)	3mo	$166,590	$79	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 3.55×
• Total profit: $56,837
• Equity at exit: $48,474

10-year hold

• IRR: 37.7%
• Equity multiple: 7.28×
• Total profit: $139,896
• Equity at exit: $86,637

Cash invested: $22,260 (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 74056

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $554

Break-even live

Break-even rent $618

Max offer price $79,500

Occupancy floor 53%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $79,500 Active 32 DOM
2. 2026-06-18
   days on market $79,500 Active 31 DOM
3. 2026-06-17
   days on market $79,500 Active 30 DOM
4. 2026-06-16
   days on market $79,500 Active 29 DOM
5. 2026-06-15
   days on market $79,500 Active 28 DOM
6. 2026-06-14
   days on market $79,500 Active 26 DOM
7. 2026-06-12
   remarks 495-char remark
8. 2026-06-12
   pricedays on market $79,500 Active 25 DOM
9. 2026-06-09
   days on market $55,900 Active 22 DOM
10. 2026-06-08
    days on market $55,900 Active 21 DOM
11. 2026-06-07
    statusdays on market $55,900 Active 20 DOM
12. 2026-05-08
    listed $55,900 Active
13. 2025-10-23
    historical
14. 2025-10-05
    price $69,500
15. 2025-09-04
    listed $87,500 Active
16. 2022-08-01
    status Pending
17. 2022-08-01
    historical
18. 2022-07-19
    status Active
19. 2022-07-11
    status Pending
20. 2022-06-29
    price $63,900
21. 2022-06-25
    price $67,900
22. 2022-06-15
    listed $69,900 Active
23. 2018-01-28
    historical
24. 2017-11-16
    price $37,500
25. 2017-07-28
    listed $47,500 Active

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: +$256/yr (+$21/mo · 55.9%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,839
• − Mortgage interest: −$4,453
• − Property taxes: −$459
• − Insurance: −$398
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,313
• Taxable income: $5,682
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $5,290/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: Pawhuska
• NCES district ID: 4023580
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 13% ▼ -8.00%
• Median HH income: $34,773
• Composite: 8.98/100
• National rank: #9883
• State rank: #248 of 270 in OK

Livability — Pawhuska

• Score: 70/100
• State rank: #37
• US rank: #7514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawhuska, OK
• Population (ZIP): 4,874

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Native American 27% Two or more races 11% Hispanic / Latino 4%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.70%
• Current HPI: 296.6482
• 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

+17.7% since first listed

14 events — show timeline

• 2026-05-08 Listed $55,900 MLS Technology, Inc.
• 2025-10-23 Listing Removed — MLS Technology, Inc.
• 2025-10-05 Price Changed $69,500 MLS Technology, Inc.
• 2025-09-04 Listed $87,500 MLS Technology, Inc.
• 2022-08-01 Pending — MLS Technology, Inc.
• 2022-08-01 Listing Removed — MLS Technology, Inc.
• 2022-07-19 Relisted — MLS Technology, Inc.
• 2022-07-11 Pending — MLS Technology, Inc.
• 2022-06-29 Price Changed $63,900 MLS Technology, Inc.
• 2022-06-25 Price Changed $67,900 MLS Technology, Inc.
• 2022-06-15 Listed $69,900 MLS Technology, Inc.
• 2018-01-28 Listing Removed — MLS Technology, Inc.
• 2017-11-16 Price Changed $37,500 MLS Technology, Inc.
• 2017-07-28 Listed $47,500 MLS Technology, Inc.

Property tax history

+3.6%/yr

Latest (2025): $459 · +5.0% YoY. Source: county tax records.