725 Elm Ave · Geary, OK 73040

$79,900

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 3 Days on market

Built 1979 10,498 sqft lot Est $69k · 16% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +7.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.5/15.0

Listing remarks

Discover the inviting appeal of 725 N Elm AVE, Geary, OK 73040, a single-family brick single level residence built in 1979. This lovely home offers a comfortable rural Oklahoma living experience. This property provides three nice sized bedrooms, two bathrooms, two-car garage, and fenced yard. Recent exterior paint. Located on a culdesac street on the far North end of the City of Geary with expansive views. Move-in ready.

Key facts

• Expansive views
• Fenced yard
• Culdesac street

Tags

• FENCED YARD
• RECENT EXTERIOR PAINT
• CULDESAC STREET
• EXPANSIVE VIEWS

Property features AI

Finance

• Other: Living area reported as 1,330 (assessor); Corner lot size approximately 0.241 acre; No storm shelter; Not homesteaded
• Financial info: Assumable loans: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Home design: Single family residence; One story; East-facing
• Construction: Brick construction; Composition roof; Slab foundation; Built (existing property)
• Exterior features: Open patio; Chain link fencing; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 51/100 on livability (#652 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Geary (rural): math 25% / reading 15% proficiency, ranked #405 of 513 in OK (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Geary Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 122 students, 0% FRL); Geary Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 75 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Blaine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $4k appreciation (5.2% local appreciation)).
• Blaine County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.83%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $69,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N Cheyenne Ave	0.40mi	3/1.5	1,454 (+9%)	9mo	$79,000	$54	56
317 S Blaine Ave	0.69mi	3/1.0	1,364 (+3%)	12mo	$38,000	$28	50
305 NW 2nd St	0.33mi	2/1.0 (-1)	1,136 (-15%)	21mo	$59,000	$52	34

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

Projected returns pro-forma

5.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 3.08×
• Total profit: $46,601
• Equity at exit: $46,446

10-year hold

• IRR: 31.4%
• Equity multiple: 6.23×
• Total profit: $116,909
• Equity at exit: $81,142

Cash invested: $22,372 (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 73040

• Home prices YoY: 3.1%
• Active inventory: 3
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $426

Break-even live

Break-even rent $616

Max offer price $79,900

Occupancy floor 58%

Sensitivity live

Price	-10% $471	-5% $448	+0% $426	+5% $403	+10% $380
Rent	-10% $334	-5% $380	+0% $426	+5% $471	+10% $517
Rate	-1.0pp $466	-0.5pp $446	base $426	+0.5pp $405	+1.0pp $384

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $79,900 Active
3. 2019-09-20
   historical
4. 2019-08-09
   listed $74,900
5. 2019-07-23
   historical
6. 2019-01-23
   listed $84,900
7. 2014-07-15
   soldstatus $79,000
8. 2008-05-19
   soldstatus $70,000
9. 1999-11-05
   soldstatus $43,000
10. 1999-06-25
    soldstatus $30,000

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$307/yr (+$26/mo · 74.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,857
• − Mortgage interest: −$4,476
• − Property taxes: −$412
• − Insurance: −$400
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,324
• Taxable income: $4,029
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $4,141/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: Geary
• NCES district ID: 4012570
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 15% ▲ 5.00%
• Median HH income: $41,156
• Composite: 20.33/100
• National rank: #13811
• State rank: #405 of 513 in OK

Livability — Geary

• Score: 51/100
• State rank: #652
• US rank: #25185

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: Geary, OK
• Population (ZIP): 1,334

Population outlook (Blaine County) Hauer SSP2

• Today (2025): 10,545 people
• By 2030: 10,898 · +3.3%
• By 2040: 11,795 · +11.9%
• By 2050: 12,754 · +20.9%
• By 2075: 15,721 · +49.1%
• By 2100: 16,043 · +52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Native American 14% Two or more races 12% Hispanic / Latino 9% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6%

Political lean MEDSL · Blaine

• 2024 margin: Solid R (+63.0) · D 17.7% · R 80.7% · Other 1.6%
• 2008→2024 swing: -12.1pp toward R · 2008: -50.8pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+62.8 2016: R+57.3 2012: R+48.0 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.24%
• Current HPI: 176.386
• 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

+166.3% since first listed

10 events — show timeline

• 2026-05-12 Pending — MLSOK
• 2026-05-08 Listed $79,900 MLSOK
• 2019-09-20 Listing Removed — MLSOK
• 2019-08-09 Listed $74,900 MLSOK
• 2019-07-23 Listing Removed — MLSOK
• 2019-01-23 Listed $84,900 MLSOK
• 2014-07-15 Sold (Public Records) $79,000 Public Records
• 2008-05-19 Sold (Public Records) $70,000 Public Records
• 1999-11-05 Sold (Public Records) $43,000 Public Records
• 1999-06-25 Sold (Public Records) $30,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $412 · +25.2% YoY. Source: county tax records.