214 N Eleventh Ave · Fairview, OK 73737

$49,900

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 154 Days on market

Built 1940

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

All this space! If you are looking for a some extra space and a big back yard look no further. This home has 4 bedrooms, 2 baths and a decent sized kitchen. New appliances, plumbing, electric and windows to top it off. Wait we aren't finished, there is a storm shelter and a shed in the backyard. Don't miss out, call and set an appointment today!

Key facts

• Listed 154 days

Property features AI

Finance

• Other: Located in Fairview OC East Side subdivision
• Financial info: Annual tax listed: $250

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Faces west
• Construction: Composition roof; Above-grade finished area: 1,392
• Exterior features: Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#22 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• Fairview (rural): math 34% / reading 35% proficiency, ranked #40 of 270 in OK (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $41 of equity ($345 loan paydown + $-304 appreciation (-0.6% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $32k; list at $50k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 2.18% ✓
• Cap rate: 19.68%
• Cash-on-cash: 47.80%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $115,536
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 S 13th	0.44mi	3/1.5	1,377 (-1%)	19mo	$125,000	$91	60
515 N Eleventh Ave	0.21mi	3/2.0	1,574 (+13%)	8mo	$130,000	$83	58
20 Legion Dr	0.50mi	3/2.0	1,448 (+4%)	10mo	$110,000	$76	57
423 Park Ave	0.45mi	3/2.0	1,560 (+12%)	11mo	$200,000	$128	46
607 N Eighth Ave	0.35mi	2/1.0 (-1)	1,224 (-12%)	19mo	$66,950	$55	43

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

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.33×
• Total profit: $32,569
• Equity at exit: $12,988

10-year hold

• IRR: 51.6%
• Equity multiple: 6.65×
• Total profit: $78,966
• Equity at exit: $14,459

Cash invested: $13,972 (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 73737

• Home prices YoY: -0.3%
• Active inventory: 11
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $557

Break-even live

Break-even rent $384

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $585	-5% $571	+0% $557	+5% $542	+10% $528
Rent	-10% $471	-5% $514	+0% $557	+5% $600	+10% $643
Rate	-1.0pp $582	-0.5pp $569	base $557	+0.5pp $544	+1.0pp $531

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $49,900 Active 154 DOM
2. 2026-06-18
   days on market $49,900 Active 152 DOM
3. 2026-06-17
   days on market $49,900 Active 151 DOM
4. 2026-06-16
   days on market $49,900 Active 150 DOM
5. 2026-06-15
   days on market $49,900 Active 149 DOM
6. 2026-06-13
   days on market $49,900 Active 147 DOM
7. 2026-06-12
   days on market $49,900 Active 146 DOM
8. 2026-06-09
   days on market $49,900 Active 143 DOM
9. 2026-06-08
   days on market $49,900 Active 142 DOM
10. 2026-06-08
    days on market $49,900 Active 141 DOM
11. 2026-06-07
    days on market $49,900 Active 140 DOM
12. 2026-06-04
    days on market $49,900 Active 137 DOM
13. 2026-06-02
    days on market $49,900 Active 136 DOM
14. 2026-06-01
    days on market $49,900 Active 135 DOM
15. 2026-05-31
    days on market $49,900 Active 134 DOM
16. 2026-01-17
    listed $49,900 Active
17. 2021-10-08
    soldstatus $32,000 347-char remark

    Show marketing remark (347 chars)

    All this space! If you are looking for a some extra space and a big back yard look no further. This home has 4 bedrooms, 2 baths and a decent sized kitchen. New appliances, plumbing, electric and windows to top it off. Wait we aren't finished, there is a storm shelter and a shed in the backyard. Don't miss out, call and set an appointment today!

18. 2020-10-09
    listed $45,000 347-char remark

    Show marketing remark (347 chars)

    All this space! If you are looking for a some extra space and a big back yard look no further. This home has 4 bedrooms, 2 baths and a decent sized kitchen. New appliances, plumbing, electric and windows to top it off. Wait we aren't finished, there is a storm shelter and a shed in the backyard. Don't miss out, call and set an appointment today!

19. 1992-10-14
    soldstatus $17,000

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $449 · $37/mo
• Expected delta: +$199/yr (+$17/mo · 79.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,062
• − Mortgage interest: −$2,795
• − Property taxes: −$250
• − Insurance: −$250
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,452
• Taxable income: $6,226
• Est. tax owed @ 24.0%: −$1,494
• After-tax cash flow: $5,185/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: Fairview
• NCES district ID: 4011280
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $47,230
• Composite: 29.67/100
• National rank: #6464
• State rank: #40 of 270 in OK

Livability — Fairview

• Score: 72/100
• State rank: #22
• US rank: #5863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, OK
• Population (ZIP): 3,618

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 9% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Romanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 180.6875
• 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

+193.5% since first listed

4 events — show timeline

• 2026-01-17 Listed $49,900 NWOAR
• 2021-10-08 Sold (MLS) $32,000 NWOAR
• 2020-10-09 Listed $45,000 NWOAR
• 1992-10-14 Sold (Public Records) $17,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $250 · -1.2% YoY. Source: county tax records.