312 W C St · Alex, OK 73002

$114,240

4 bd · 2.0 ba · 2,332 sqft · SingleFamily public records · 38 Days on market

Built 1936 0.74 ac lot

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Why this score? — see what drove the B- 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away in the heart of Alex, this charming two-story home offers timeless character, generous space, and peaceful views backing up to open land. With five bedrooms and two bathrooms, the layout provides flexibility for a variety of living arrangements, featuring three bedrooms downstairs and two upstairs, along with a bathroom on each level. Built with classic charm and ready for new life, this home is full of opportunity for someone with vision. A large front porch welcomes you in, while inside you’ll find unique details like a cozy nook beneath the staircase. The spacious floor plan offers room to gather, grow, and make it your own. This property does need some TLC and is being

Key facts

• Large front porch
• 0.74 acre lot
• Built 1936

Tags

• LARGE FRONT PORCH
• COZY NOOK BENEATH STAIRCASE

Property features AI

Finance

• Other: Lot size about 0.7392 acres; Living area approximately 2,332 (assessor); Directions: From Main Street in Alex, turn west on to C Street. Property is at the end of the street on the left (south) side. GPS will NOT take you directly to property.
• Financial info: Not assumable; Loan qualification: Unknown; REO / Bank Owned
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not claimed
• Home design: Two-level single family residence; Residential property; Existing property
• Construction: Frame construction; Other construction materials; Composition roof; Conventional foundation; Built prior to or by assessor (living area source: assessor)
• Exterior features: Covered porch; Porch; Outbuildings; Corner lot

Interior

• Bedrooms: Five bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (17.3% below list).
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $94k (17.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 57/100 on livability (#474 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D+, crime F, amenities F.
• Alex (rural): math 50% / reading 50% proficiency, ranked #36 of 513 in OK (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alex Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 218 students, 0% FRL); Alex Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 86 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 24% at this address vs 50% district-wide (-26 pts) — the specific schools serving this property underperform the Alex average; the district grade overstates school quality for this exact location.
• Market conditions: 8 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($790 loan paydown + $3k appreciation (3.0% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, 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 38 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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

• Watch-outs: flood insurance adds $427/mo; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate 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 $94,461 (17.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.8%
• Equity multiple: 1.22×
• Total profit: $6,918
• Equity at exit: $51,367

10-year hold

• IRR: 7.2%
• Equity multiple: 2.10×
• Total profit: $35,033
• Equity at exit: $79,163

Cash invested: $31,987 (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 73002

• Active inventory: 8
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$599
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-112

Break-even live

Break-even rent $1,547

Max offer price $94,461

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-80	+0% $-112	+5% $-144	+10% $-177
Rent	-10% $-223	-5% $-167	+0% $-112	+5% $-56	+10% $-1
Rate	-1.0pp $-54	-0.5pp $-83	base $-112	+0.5pp $-142	+1.0pp $-172

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: $28,560
• Closing costs: $3,427
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $114,240 Active 38 DOM
2. 2026-06-18
   days on market $114,240 Active 35 DOM
3. 2026-06-17
   days on market $114,240 Active 34 DOM
4. 2026-06-16
   days on market $114,240 Active 33 DOM
5. 2026-06-15
   days on market $114,240 Active 32 DOM
6. 2026-06-13
   days on market $114,240 Active 30 DOM
7. 2026-06-09
   days on market $114,240 Active 26 DOM
8. 2026-06-08
   days on market $114,240 Active 25 DOM
9. 2026-06-07
   days on market $114,240 Active 24 DOM
10. 2026-06-03
    days on market $114,240 Active 20 DOM
11. 2026-06-02
    days on market $114,240 Active 19 DOM
12. 2026-06-01
    days on market $114,240 Active 18 DOM
13. 2026-05-31
    days on market $114,240 Active 17 DOM
14. 2026-05-14
    listed $114,240 Active
15. 2026-04-14
    historical
16. 2026-04-02
    price $114,240
17. 2026-01-26
    status Active
18. 2026-01-09
    status Pending
19. 2025-10-18
    price $119,000
20. 2025-10-13
    listed $122,709 Active
21. 2025-09-19
    historical
22. 2025-06-27
    price $122,709
23. 2025-03-31
    price $126,503
24. 2025-02-08
    price $133,161
25. 2024-12-18
    price $138,710
26. 2024-11-27
    price $143,000
27. 2024-10-15
    price $149,000
28. 2024-09-24
    listed $153,780 Active
29. 2024-09-07
    historical
30. 2024-08-28
    price $153,780
31. 2024-07-12
    price $157,780
32. 2024-04-01
    price $161,000
33. 2024-02-14
    price $167,000
34. 2023-12-19
    listed $170,500 Active
35. 2022-07-05
    soldstatus $150,000
36. 2022-07-01
    soldstatus $150,000 Sold
37. 2022-04-30
    status Pending
38. 2022-04-25
    listed $149,900 Active
39. 2007-12-14
    soldstatus $40,000
40. 2001-08-24
    soldstatus $14,000

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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 6/10 Major FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,863
• − Mortgage interest: −$6,399
• − Property taxes: −$1,787
• − Insurance: −$5,690
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,323
• Taxable loss: −$3,034
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $-615/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: Alex
• NCES district ID: 4002670
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $45,715
• Composite: 44.4/100
• National rank: #6116
• State rank: #36 of 513 in OK

Livability — Alex

• Score: 57/100
• State rank: #474
• US rank: #21996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alex, OK
• Population (ZIP): 1,123

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 14% Native American 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 7% Romanian 2% Portuguese 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+716.0% since first listed

27 events — show timeline

• 2026-05-14 Listed $114,240 MLSOK
• 2026-04-14 Listing Removed — MLSOK
• 2026-04-02 Price Changed $114,240 MLSOK
• 2026-01-26 Relisted — MLSOK
• 2026-01-09 Pending — MLSOK
• 2025-10-18 Price Changed $119,000 MLSOK
• 2025-10-13 Listed $122,709 MLSOK
• 2025-09-19 Listing Removed — MLSOK
• 2025-06-27 Price Changed $122,709 MLSOK
• 2025-03-31 Price Changed $126,503 MLSOK
• 2025-02-08 Price Changed $133,161 MLSOK
• 2024-12-18 Price Changed $138,710 MLSOK
• 2024-11-27 Price Changed $143,000 MLSOK
• 2024-10-15 Price Changed $149,000 MLSOK
• 2024-09-24 Listed $153,780 MLSOK
• 2024-09-07 Listing Removed — MLSOK
• 2024-08-28 Price Changed $153,780 MLSOK
• 2024-07-12 Price Changed $157,780 MLSOK
• 2024-04-01 Price Changed $161,000 MLSOK
• 2024-02-14 Price Changed $167,000 MLSOK
• 2023-12-19 Listed $170,500 MLSOK
• 2022-07-05 Sold (Public Records) $150,000 Public Records
• 2022-07-01 Sold (MLS) $150,000 MLSOK
• 2022-04-30 Pending — MLSOK
• 2022-04-25 Listed $149,900 MLSOK
• 2007-12-14 Sold (Public Records) $40,000 Public Records
• 2001-08-24 Sold (Public Records) $14,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $1,787 · +5.2% YoY. Source: county tax records.