625 W Dewey St · Shawnee, OK 74801

$120,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 75 Days on market

Built 1928 7,000 sqft lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Wonderful well kept home. Look for a great home look no more. 3 bed one bath shop in the back ready for all your project shop has a bath. Built in Back yard BBQ ready for all your entertaining..

Key facts

• Fenced interior lot
• Gas log fireplace
• Backyard shop

Tags

• A-FRAME HOME
• GAS LOG FIREPLACE
• CENTRAL GAS HEAT
• DETACHED GARAGE
• FENCED INTERIOR LOT
• BACKYARD SHOP

Property features AI

Finance

• Other: Interior lot; Homestead not indicated
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No flood insurance indicated
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Masonry veneer and other construction materials; Composition roof; Combination foundation
• Exterior features: Open patio; Outdoor grill; Outdoor kitchen; Outbuildings; Workshop

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Living area includes one living area; Total of 6 rooms; One gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $113k (5.6% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.9% in Shawnee — 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 63/100 on livability (#217 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Shawnee (town): math 11% / reading 17% proficiency, ranked #238 of 270 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Es (math 7% / reading 9%, grade F, #740 of 845 statewide, top 88%, 293 students, 0% FRL); Shawnee Hs (math 16% / reading 35%, grade F, #142 of 447 statewide, top 32%, 987 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.8%/yr); 192 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $78k; list at $120k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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 F 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: 0.94% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $78,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 W Ford St	0.19mi	3/1.0	1,088 (-5%)	2mo	$140,000	$129	81
531 N Ione Ave	0.21mi	2/1.0 (-1)	1,161 (+2%)	3mo	$115,000	$99	80
619 N Chapman Ave	0.11mi	2/2.0 (-1)	1,182 (+3%)	3mo	$81,500	$69	78
515 W 10th St	0.49mi	3/2.0	1,131 (-1%)	3mo	$43,500	$38	69
706 N Louisa Ave	0.26mi	2/1.0 (-1)	1,229 (+7%)	3mo	$43,500	$35	68
1220 W Dewey St	0.34mi	3/2.0	1,232 (+8%)	1mo	$120,000	$97	67
220 N Aydelotte Ave	0.50mi	3/1.5	1,186 (+4%)	3mo	$43,500	$37	66
1422 W Wheeler St	0.50mi	3/1.0	1,071 (-6%)	2mo	$35,000	$33	64
527 W 10th St Unit 527/529	0.49mi	3/1.0	1,058 (-8%)	3mo	$43,500	$41	63
607 W Poplar St	0.50mi	3/2.0	1,216 (+6%)	1mo	$45,000	$37	62
902 N Beard Ave	0.53mi	3/2.0	1,056 (-8%)	1mo	$160,900	$152	58
513 N Dorothy Ave	0.24mi	2/2.0 (-1)	1,294 (+13%)	2mo	$136,900	$106	56

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-10,554
• Equity at exit: $17,892

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,601
• Equity at exit: $10,375

Cash invested: $33,600 (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 74801

• Home prices YoY: -1.7%
• Rents YoY: 2.8%
• Active inventory: 192
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$629
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $143

Break-even live

Break-even rent $952

Max offer price $120,000

Occupancy floor 82%

Sensitivity live

Price	-10% $211	-5% $177	+0% $143	+5% $109	+10% $75
Rent	-10% $54	-5% $99	+0% $143	+5% $188	+10% $233
Rate	-1.0pp $204	-0.5pp $174	base $143	+0.5pp $112	+1.0pp $81

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 N Aydelotte Ave Shawnee, OK	2.0	2.0	864	$1,250	$1.45	5d	1	0.37mi
515 W 10th St Shawnee, OK	3.0	1.0	1131	$825	$0.73	21d	1	0.51mi
315 S Kennedy Ave Shawnee, OK	2.0–3.0	1.0–2.0	979	$898	$0.92	24d	5	0.99mi
721 E Wallace St Shawnee, OK	2.0	1.0	1176	$850	$0.72	5d	1	1.08mi
319 S Center Ave Shawnee, OK	3.0	2.0	1243	$1,245	$1.00	5d	1	1.35mi

Listing history 7 events

1. 2026-03-12
   listed $120,000 Active
2. 2021-06-25
   soldstatus $78,500
3. 2021-06-24
   soldstatus $78,500 Sold 197-char remark

   Show marketing remark (197 chars)

   Wonderful well kept home. Look for a great home look no more. 3 bed one bath shop in the back ready for all your project shop has a bath. Built in Back yard BBQ ready for all your entertaining..

4. 2021-05-12
   historical 197-char remark

   Show marketing remark (197 chars)

   Wonderful well kept home. Look for a great home look no more. 3 bed one bath shop in the back ready for all your project shop has a bath. Built in Back yard BBQ ready for all your entertaining..

5. 2021-05-12
   listed $89,000 197-char remark

   Show marketing remark (197 chars)

   Wonderful well kept home. Look for a great home look no more. 3 bed one bath shop in the back ready for all your project shop has a bath. Built in Back yard BBQ ready for all your entertaining..

6. 1998-02-27
   soldstatus $34,000
7. 1993-11-20
   soldstatus $25,000

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$207/yr (+$17/mo · 23.7%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,600
• − Mortgage interest: −$6,722
• − Property taxes: −$873
• − Insurance: −$600
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,491
• Taxable loss: −$262
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $1,782/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: Shawnee
• NCES district ID: 4027570
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 17% ▼ -10.00%
• Median HH income: $32,128
• Composite: 11.21/100
• National rank: #9724
• State rank: #238 of 270 in OK

Livability — Shawnee

• Score: 63/100
• State rank: #217
• US rank: #15593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OK
• County: Pottawatomie County · 45,194 people
• City population: 45,194
• Metro: Shawnee, OK
• Population (ZIP): 21,967
• Household income: $55,077
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 594.0

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 (67%)
• Race & ethnicity: White 67% Native American 15% Two or more races 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -4.66%
• Current HPI: 266.7965
• Rent YoY: ▲ 2.82%
• Metro: Shawnee, OK
• 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

+380.0% since first listed

7 events — show timeline

• 2026-03-12 Listed $120,000 MLSOK
• 2021-06-25 Sold (Public Records) $78,500 Public Records
• 2021-06-24 Sold (MLS) $78,500 MLSOK
• 2021-05-12 Listing Removed — MLSOK
• 2021-05-12 Listed $89,000 MLSOK
• 1998-02-27 Sold (Public Records) $34,000 Public Records
• 1993-11-20 Sold (Public Records) $25,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $873 · -10.0% YoY. Source: county tax records.