510 Airport Rd · Poteau, OK 74953

$148,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 117 Days on market

Built 1978 Est $150k · 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 +17.2/30.0
• ARV discount +8.1/15.0
• Appreciation +7.1/10.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home! Here is the home you’ve been waiting for! This beautiful brick home offers three bedroom, one full bath, a nice dining area, spacious fenced in backyard with concrete patio great for outdoor barbecue’s, 10 x 16 storage building for extra storage. Ideal for family and pets. This home won’t last long call, for a showing today.

Key facts

• 10x16 shed
• Built 1978
• Listed 117 days

Tags

• FULLY FENCED BACKYARD
• 10X16 SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $107 ($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 $135k (8.8% below list).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.8% in Poteau — 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 57/100 on livability (#485 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Poteau (town): math 30% / reading 29% proficiency, ranked #68 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 140 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.2% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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

• 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 $134,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $149,850
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Grady Ave	0.50mi	3/2.0	1,400 (+4%)	14mo	$175,000	$125	55
901 Reynolds Ave	0.48mi	3/2.0	1,520 (+13%)	1mo	$120,000	$79	51
904 S Witte St	0.56mi	3/2.0	1,536 (+14%)	1mo	$169,900	$111	46
802 Reynolds Ave	0.48mi	3/2.0	1,540 (+14%)	18mo	$143,500	$93	36

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

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.83×
• Total profit: $34,417
• Equity at exit: $76,969

10-year hold

• IRR: 14.7%
• Equity multiple: 3.45×
• Total profit: $101,503
• Equity at exit: $127,455

Cash invested: $41,440 (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 74953

• Home prices YoY: 1.7%
• Active inventory: 140
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $107

Break-even live

Break-even rent $1,214

Max offer price $148,000

Occupancy floor 87%

Sensitivity live

Price	-10% $191	-5% $149	+0% $107	+5% $65	+10% $23
Rent	-10% $0	-5% $54	+0% $107	+5% $160	+10% $214
Rate	-1.0pp $181	-0.5pp $145	base $107	+0.5pp $69	+1.0pp $30

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $148,000 Active 117 DOM
2. 2026-06-18
   days on market $148,000 Active 115 DOM
3. 2026-06-17
   days on market $148,000 Active 114 DOM
4. 2026-06-16
   days on market $148,000 Active 113 DOM
5. 2026-06-15
   days on market $148,000 Active 112 DOM
6. 2026-06-13
   days on market $148,000 Active 110 DOM
7. 2026-06-12
   days on market $148,000 Active 109 DOM
8. 2026-06-09
   days on market $148,000 Active 106 DOM
9. 2026-06-08
   days on market $148,000 Active 105 DOM
10. 2026-06-08
    days on market $148,000 Active 104 DOM
11. 2026-06-07
    days on market $148,000 Active 103 DOM
12. 2026-06-04
    days on market $148,000 Active 100 DOM
13. 2026-06-02
    days on market $148,000 Active 99 DOM
14. 2026-06-01
    days on market $148,000 Active 98 DOM
15. 2026-05-31
    days on market $148,000 Active 97 DOM
16. 2026-02-19
    listed $148,000 Active
17. 2024-12-17
    soldstatus $148,000
18. 2024-12-12
    soldstatus $148,000 Closed 359-char remark

    Show marketing remark (359 chars)

    Welcome home! Here is the home you’ve been waiting for! This beautiful brick home offers three bedroom, one full bath, a nice dining area, spacious fenced in backyard with concrete patio great for outdoor barbecue’s, 10 x 16 storage building for extra storage. Ideal for family and pets. This home won’t last long call, for a showing today.

19. 2024-12-01
    status Pending 359-char remark

    Show marketing remark (359 chars)

    Welcome home! Here is the home you’ve been waiting for! This beautiful brick home offers three bedroom, one full bath, a nice dining area, spacious fenced in backyard with concrete patio great for outdoor barbecue’s, 10 x 16 storage building for extra storage. Ideal for family and pets. This home won’t last long call, for a showing today.

20. 2024-11-18
    listed $149,000 Active 359-char remark

    Show marketing remark (359 chars)

    Welcome home! Here is the home you’ve been waiting for! This beautiful brick home offers three bedroom, one full bath, a nice dining area, spacious fenced in backyard with concrete patio great for outdoor barbecue’s, 10 x 16 storage building for extra storage. Ideal for family and pets. This home won’t last long call, for a showing today.

21. 2017-12-28
    soldstatus $42,000 216-char remark

    Show marketing remark (216 chars)

    Traditional brick home would make a wonderful starter home or rental investment property. Home features approximately 1,530 sq. ft. of living space, 3-bedrooms, 1-full bath, home is currently vacant for easy move in.

22. 2017-12-06
    listed $45,000 216-char remark

    Show marketing remark (216 chars)

    Traditional brick home would make a wonderful starter home or rental investment property. Home features approximately 1,530 sq. ft. of living space, 3-bedrooms, 1-full bath, home is currently vacant for easy move in.

23. 1999-10-14
    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: $1,453 · $121/mo
• Projected year-2 tax: $1,453 · $121/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,190
• − Mortgage interest: −$8,290
• − Property taxes: −$1,453
• − Insurance: −$740
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$4,305
• Taxable loss: −$1,190
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $1,569/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: Poteau
• NCES district ID: 4024870
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $42,165
• Composite: 25.05/100
• National rank: #7546
• State rank: #68 of 270 in OK

Livability — Poteau

• Score: 57/100
• State rank: #485
• US rank: #22172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poteau, OK
• Population (ZIP): 12,284

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 12% Native American 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Iranian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 252.3937
• 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

+211.6% since first listed

8 events — show timeline

• 2026-02-19 Listed $148,000 Fizber.com
• 2024-12-17 Sold (Public Records) $148,000 Public Records
• 2024-12-12 Sold (MLS) $148,000 WRVBOR
• 2024-12-01 Pending — WRVBOR
• 2024-11-18 Listed $149,000 WRVBOR
• 2017-12-28 Sold (MLS) $42,000 WRVBOR
• 2017-12-06 Listed $45,000 WRVBOR
• 1999-10-14 Sold (Public Records) $47,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,453 · +195.9% YoY. Source: county tax records.