808 W B Ave · Elk City, OK 73644

$35,000

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 300 Days on market

Built 1935 6,512 sqft lot Est $40k · 12% under ↓ 42% since listing

---

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
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market — no fault of the seller! Discover the potential of this 1-bedroom, 1-bathroom home with 864 sq ft, now being sold together with the adjacent lot, providing extra space and endless potential in Elk City. Step onto the welcoming front porch and into a cozy living room with durable laminate flooring and updated electrical, creating a solid foundation to personalize and grow. The functional kitchen provides everyday convenience, while a flex room offers versatility for an office, storage, or creative projects. Outside, enjoy a large corner lot with room for expansion, outdoor living, or gardening, plus a well-maintained detached shop ideal for hobbies or a workspace. W

Key facts

• Well-maintained shop
• Corner lot
• 6,512 sq ft lot

Tags

• CORNER LOT
• LAMINATED WOOD FLOORING
• WELL-MAINTAINED SHOP
• ADDITIONAL ADJACENT LOT

Property features AI

Finance

• Other: Vacant and previously pending; currently active listing; Directions available
• Financial info: Listing offered as-is; cash or conventional financing accepted; cash-only and investor-friendly terms may apply; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 1-car garage
• Home design: Single-family residence; One-story; Existing property; Located in the Northwest addition
• Construction: Frame construction; Composition roof; Combination foundation
• Exterior features: Corner lot; No exterior features listed

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($834 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 4.2% in Elk City — 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 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, amenities F, commute F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk City Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 753 students, 0% FRL); Elk City Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 615 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 125 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 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 1935 — 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. 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.
7. 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.
8. 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: 2.38% ✓
• Cap rate: 21.67%
• Cash-on-cash: 54.93%
• DSCR: 3.44
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $39,744
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1322 W Broadway Ave	0.52mi	2/1.0 (+1)	812 (-6%)	5mo	$23,000	$28	57
1010 N Washington Ave	0.44mi	2/1.0 (+1)	900 (+4%)	15mo	$115,000	$128	55
412 W 8th St	0.69mi	2/1.0 (+1)	864 (0%)	11mo	$28,000	$32	54
1401 W 2nd St	0.44mi	2/1.0 (+1)	986 (+14%)	1mo	$41,000	$42	50
719 N Walker Ave	0.25mi	2/1.0 (+1)	760 (-12%)	22mo	$35,150	$46	45
213 S Calloway	0.44mi	2/1.0 (+1)	917 (+6%)	23mo	$80,000	$87	45
305 S Elk Ave	0.56mi	2/1.0 (+1)	832 (-4%)	23mo	$86,000	$103	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.34×
• Total profit: $22,892
• Equity at exit: $5,219

10-year hold

• IRR: 58.4%
• Equity multiple: 6.79×
• Total profit: $56,694
• Equity at exit: $3,026

Cash invested: $9,800 (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 73644

• Home prices YoY: -24.0%
• Active inventory: 125
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $834 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$12 /mo · $143/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $449

Break-even live

Break-even rent $266

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $468	-5% $458	+0% $449	+5% $439	+10% $429
Rent	-10% $383	-5% $416	+0% $449	+5% $482	+10% $514
Rate	-1.0pp $466	-0.5pp $457	base $449	+0.5pp $440	+1.0pp $430

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $35,000 Active 300 DOM
2. 2026-06-21
   days on market $35,000 Active 299 DOM
3. 2026-06-18
   days on market $35,000 Active 297 DOM
4. 2026-06-17
   days on market $35,000 Active 296 DOM
5. 2026-06-16
   days on market $35,000 Active 295 DOM
6. 2026-06-15
   days on market $35,000 Active 294 DOM
7. 2026-06-13
   days on market $35,000 Active 292 DOM
8. 2026-06-12
   days on market $35,000 Active 291 DOM
9. 2026-06-09
   days on market $35,000 Active 288 DOM
10. 2026-06-08
    days on market $35,000 Active 287 DOM
11. 2026-06-08
    days on market $35,000 Active 286 DOM
12. 2026-06-07
    days on market $35,000 Active 285 DOM
13. 2026-06-04
    days on market $35,000 Active 282 DOM
14. 2026-06-02
    days on market $35,000 Active 281 DOM
15. 2026-06-01
    days on market $35,000 Active 280 DOM
16. 2026-05-31
    days on market $35,000 Active 279 DOM
17. 2026-02-09
    status Active
18. 2026-01-29
    status Pending
19. 2025-10-20
    status Active
20. 2025-10-07
    status Pending
21. 2025-10-07
    status Active
22. 2025-10-07
    status Pending
23. 2025-08-01
    listed $35,000 Active
24. 2025-07-31
    historical
25. 2025-02-05
    price $35,000
26. 2024-12-05
    listed $40,000 Active
27. 2023-10-19
    historical
28. 2023-05-18
    listed $60,000 Active

ⓘ 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: $143 · $12/mo
• Projected year-2 tax: $315 · $26/mo
• Expected delta: +$172/yr (+$14/mo · 120.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,004
• − Mortgage interest: −$1,961
• − Property taxes: −$143
• − Insurance: −$175
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$1,018
• Taxable income: $5,107
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,157/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: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.11%
• Current HPI: 178.0217
• 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

-41.7% since first listed

12 events — show timeline

• 2026-02-09 Relisted — MLSOK
• 2026-01-29 Pending — MLSOK
• 2025-10-20 Relisted — MLSOK
• 2025-10-07 Pending — MLSOK
• 2025-10-07 Relisted — MLSOK
• 2025-10-07 Pending — MLSOK
• 2025-08-01 Listed $35,000 MLSOK
• 2025-07-31 Listing Removed — MLSOK
• 2025-02-05 Price Changed $35,000 MLSOK
• 2024-12-05 Listed $40,000 MLSOK
• 2023-10-19 Listing Removed — MLSOK
• 2023-05-18 Listed $60,000 MLSOK

Property tax history

+8.0%/yr

Latest (2022): $143 · +5.1% YoY. Source: county tax records.