817 7th St · Alva, OK 73717

$64,500

4 bd · 2.0 ba · 3,474 sqft · SingleFamily public records · 34 Days on market

Built 1926 7,501 sqft lot ↓ 26% since listing

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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 +5.5/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Traditional turn-of-the-century home with timeless character and a welcoming wrap-around porch. This two-story beauty features a classic living room and parlor, offering flexible spaces for gathering, relaxing, or entertaining. The primary bedroom includes two closets and a cozy sitting room, creating a comfortable retreat. With a total of four bedrooms and two full baths, there’s plenty of room for everyone. A large backyard provides space for gardening, or outdoor living. This well-loved home is ready for its new owners to make it their own.

Key facts

• Cozy sitting room
• Large backyard
• Wrap-around porch

Tags

• WRAP-AROUND PORCH
• CLASSIC LIVING ROOM
• COZY SITTING ROOM
• LARGE BACKYARD

Property features AI

Finance

• Other: REO / Bank-owned; Living area reported by assessor (3,474)
• Financial info: Not assumable; Not eligible for seller loan assistance
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Two-story; Residential property; Existing property
• Construction: Frame construction; Shingle roof; Combination foundation; Built on or before assessor-recorded living area of 3,474
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Two living areas; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#4 in OK, #1,927 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F, employment F.
• Alva (town): math 29% / reading 32% proficiency, ranked #55 of 270 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Longfellow Es (math 52% / reading 37%, grade F, #63 of 845 statewide, top 8%, 156 students, 0% FRL); Alva Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 263 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($446 loan paydown + $664 appreciation (1.0% local appreciation)).
• Woods County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,565 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.13% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.66%
• DSCR: 2.81
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $239,706
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Olive	0.42mi	4/2.5	3,857 (+11%)	9mo	$265,000	$69	53
1234 Locust	0.50mi	5/3.0 (+1)	3,164 (-9%)	7mo	$199,000	$63	47

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

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 3.23×
• Total profit: $40,314
• Equity at exit: $22,120

10-year hold

• IRR: 45.1%
• Equity multiple: 6.41×
• Total profit: $97,673
• Equity at exit: $29,473

Cash invested: $18,060 (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 73717

• Home prices YoY: 0.4%
• Active inventory: 17
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $612

Break-even live

Break-even rent $599

Max offer price $64,500

Occupancy floor 50%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $64,500 Active 34 DOM
2. 2026-06-17
   days on market $64,500 Active 33 DOM
3. 2026-06-16
   days on market $64,500 Active 32 DOM
4. 2026-06-16
   price $64,500 Active 31 DOM
5. 2026-06-15
   days on market $73,000 Active 31 DOM
6. 2026-06-13
   days on market $73,000 Active 29 DOM
7. 2026-06-12
   days on market $73,000 Active 28 DOM
8. 2026-06-09
   days on market $73,000 Active 25 DOM
9. 2026-06-08
   days on market $73,000 Active 24 DOM
10. 2026-06-08
    days on market $73,000 Active 23 DOM
11. 2026-06-07
    days on market $73,000 Active 22 DOM
12. 2026-06-04
    days on market $73,000 Active 19 DOM
13. 2026-06-02
    days on market $73,000 Active 18 DOM
14. 2026-06-01
    days on market $73,000 Active 17 DOM
15. 2026-05-31
    days on market $73,000 Active 16 DOM
16. 2026-05-15
    listed $73,000 Active
17. 2008-05-29
    soldstatus $103,000
18. 2005-12-09
    soldstatus $98,000

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $16,486
• − Mortgage interest: −$3,613
• − Property taxes: −$1,299
• − Insurance: −$322
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$1,876
• Taxable income: $6,737
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $5,726/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: Alva
• NCES district ID: 4002880
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $51,292
• Composite: 26.74/100
• National rank: #7141
• State rank: #55 of 270 in OK

Livability — Alva

• Score: 80/100
• State rank: #4
• US rank: #1927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alva, OK
• Population (ZIP): 6,800

Population outlook (Woods County) Hauer SSP2

• Today (2025): 10,283 people
• By 2030: 10,877 · +5.8%
• By 2040: 12,223 · +18.9%
• By 2050: 13,758 · +33.8%
• By 2075: 18,535 · +80.2%
• By 2100: 23,026 · +123.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Woods

• 2024 margin: Solid R (+64.3) · D 16.9% · R 81.2% · Other 1.9%
• 2008→2024 swing: -8.9pp toward R · 2008: -55.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+65.3 2016: R+66.1 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.03%
• Current HPI: 248.92
• 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

-25.5% since first listed

3 events — show timeline

• 2026-05-15 Listed $73,000 MLSOK
• 2008-05-29 Sold (Public Records) $103,000 Public Records
• 2005-12-09 Sold (Public Records) $98,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,299 · +5.0% YoY. Source: county tax records.