1218 Rolling Stone Dr · Tecumseh, OK 74873

$139,000

3 bd · 2.0 ba · 954 sqft · SingleFamily public records · 13 Days on market

Built 1980 10,006 sqft lot Est $120k · 16% over

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Why this score? — see what drove the D 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 +15.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.5/15.0

Listing remarks MLS

Entry only list. Home FSBO, under contract

Key facts

• Wooden counter tops
• Screened in porch
• New privacy fence

Tags

• MODERN KITCHEN
• WOODEN COUNTER TOPS
• SCREENED IN PORCH
• LARGE YARD
• NEW PRIVACY FENCE
• STORM SHELTER

Property features AI

Finance

• Other: Property is existing (not new construction)
• Financial info: Loan qualifying allowed
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public water/sewer
• Home design: Single-family residence; One level; Brick and frame construction; Shingle roof
• Construction: Brick & frame construction; Shingle roof; Slab foundation
• Exterior features: Corner lot; Wood fencing; Below-ground storm shelter; Homestead eligible

Interior

• Kitchen: Dishwasher; Refrigerator; Freestanding electric range/oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: Screened porch; Covered porch; Workshop
• Laundry & utility: Slab foundation (utility access at slab)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $43 ($520/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 (13.7% below list).
• Recommended offer: $120k (13.7% below list) — sets the bar for 1% rule.

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 Ms (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 451 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: 100 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 $15k of equity ($961 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $120k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe 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 $120,000 (13.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $120,204
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 N Whispering Glen St	0.10mi	3/1.5	954 (0%)	3mo	$120,000	$126	91
1217 Dove Hollow Dr	0.09mi	3/1.5	954 (0%)	11mo	$87,500	$92	85
1221 Rolling Stone Dr	0.03mi	3/1.5	954 (0%)	17mo	$130,000	$136	82
1617 Hardwood Grove St	0.18mi	3/1.5	954 (0%)	17mo	$113,500	$119	75
1614 Hardwood Grv	0.21mi	3/2.5	954 (0%)	20mo	$124,000	$130	72
804 N Sharon St	0.75mi	3/1.5	1,020 (+7%)	20mo	$113,000	$111	35

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: 25.2%
• Equity multiple: 3.02×
• Total profit: $78,446
• Equity at exit: $125,222

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $228,808
• Equity at exit: $270,046

Cash invested: $38,920 (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: 100
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $43

Break-even live

Break-even rent $1,145

Max offer price $139,000

Occupancy floor 91%

Sensitivity live

Price	-10% $122	-5% $83	+0% $43	+5% $4	+10% $-35
Rent	-10% $-51	-5% $-4	+0% $43	+5% $91	+10% $138
Rate	-1.0pp $113	-0.5pp $79	base $43	+0.5pp $7	+1.0pp $-29

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: $34,750
• Closing costs: $4,170
• 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	12d	1	1.16mi

Listing history 13 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   status Active
3. 2026-05-03
   status Pending
4. 2026-04-26
   listed $139,000 Active
5. 2023-03-06
   soldstatus $120,000
6. 2023-03-03
   soldstatus $120,000 Closed 42-char remark

   Show marketing remark (42 chars)

   Entry only list. Home FSBO, under contract

7. 2023-01-29
   historical 42-char remark

   Show marketing remark (42 chars)

   Entry only list. Home FSBO, under contract

8. 2023-01-28
   listed $120,000 42-char remark

   Show marketing remark (42 chars)

   Entry only list. Home FSBO, under contract

9. 2016-10-11
   soldstatus $64,000
10. 2016-10-07
    soldstatus $64,000 Sold 388-char remark

    Show marketing remark (388 chars)

    NEW NEW NEW! This home has been updated all throughout. New carpet, new paint, new fixtures, new front door, new blinds. 3 bedroom, 1.5 bath on a large fenced corner lot. All appliances stay, including the washer and dryer and the refrigerator. PLUS, seller is offering a home warranty! Great property for a first time home buyer or an investment property, come make this one yours today!

11. 2016-08-25
    status Pending 388-char remark

    Show marketing remark (388 chars)

    NEW NEW NEW! This home has been updated all throughout. New carpet, new paint, new fixtures, new front door, new blinds. 3 bedroom, 1.5 bath on a large fenced corner lot. All appliances stay, including the washer and dryer and the refrigerator. PLUS, seller is offering a home warranty! Great property for a first time home buyer or an investment property, come make this one yours today!

12. 2016-08-15
    listed $70,000 Active 388-char remark

    Show marketing remark (388 chars)

    NEW NEW NEW! This home has been updated all throughout. New carpet, new paint, new fixtures, new front door, new blinds. 3 bedroom, 1.5 bath on a large fenced corner lot. All appliances stay, including the washer and dryer and the refrigerator. PLUS, seller is offering a home warranty! Great property for a first time home buyer or an investment property, come make this one yours today!

13. 2006-02-16
    soldstatus $49,500

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,414 · $118/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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: −$7,786
• − Property taxes: −$1,414
• − Insurance: −$695
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,044
• Taxable loss: −$1,843
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $962/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

+180.8% since first listed

13 events — show timeline

• 2026-05-12 Pending — MLSOK
• 2026-05-07 Relisted — MLSOK
• 2026-05-03 Pending — MLSOK
• 2026-04-26 Listed $139,000 MLSOK
• 2023-03-06 Sold (Public Records) $120,000 Public Records
• 2023-03-03 Sold (MLS) $120,000 MLSOK
• 2023-01-29 Listing Removed — MLSOK
• 2023-01-28 Listed $120,000 MLSOK
• 2016-10-11 Sold (Public Records) $64,000 Public Records
• 2016-10-07 Sold (MLS) $64,000 MLSOK
• 2016-08-25 Pending — MLSOK
• 2016-08-15 Listed $70,000 MLSOK
• 2006-02-16 Sold (Public Records) $49,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,414 · -5.9% YoY. Source: county tax records.