1329 W Thompson Ave · Enid, OK 73703

$94,950

3 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 123 Days on market

Built 1961 9,230 sqft lot Est $147k · 36% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath home offering a functional layout with recent updates to flooring and kitchen. The property needs some minor TLC, making it a great opportunity for buyers to add personal touches or value. Convenient location in Enid—don’t miss this one.

Key facts

• 9,230 sq ft lot
• Built 1961
• Listed 122 days

Property features AI

Finance

• Other: REO / Bank owned condition affecting sale
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level home; Existing property
• Construction: Frame construction; Shingle roof; Combination foundation; Built status: existing
• Exterior features: Interior lot; No exterior special features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Taft Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 295 students, 0% FRL); Enid Hs (math 14% / reading 26%, grade F, #236 of 447 statewide, top 61%, 2,252 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.4%/yr); 175 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $83,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1961 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.75%
• DSCR: 2.01
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $147,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 Ponca Ave	0.17mi	3/1.5	1,381 (-4%)	8mo	$169,000	$122	76
1606 Chickasaw Dr	0.31mi	3/1.0	1,466 (+2%)	8mo	$140,000	$95	73
1906 Seneca Ave	0.45mi	2/2.0 (-1)	1,418 (-2%)	5mo	$145,000	$102	67
1513 Kaw St	0.62mi	3/2.0	1,500 (+4%)	5mo	$177,500	$118	60
2326 Sioux Ave	0.66mi	2/2.0 (-1)	1,453 (+1%)	6mo	$120,000	$83	58
819 W Wabash Ave	0.70mi	3/2.0	1,396 (-3%)	5mo	$132,600	$95	58
1810 Seneca Ave	0.36mi	2/1.0 (-1)	1,297 (-10%)	3mo	$129,000	$99	55
1705 S Johnson St	0.38mi	3/1.5	1,655 (+15%)	2mo	$149,000	$90	54
1401 S Johnson St	0.34mi	3/1.0	1,230 (-15%)	1mo	$150,000	$122	54
1910 W Rupe Ave	0.51mi	3/1.5	1,245 (-14%)	2mo	$135,000	$108	49
1113 Seneca Ave	0.36mi	4/2.0 (+1)	1,654 (+14%)	8mo	$130,000	$79	47
1925 Live Oak St	0.67mi	3/2.0	1,628 (+13%)	4mo	$240,000	$147	45

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.60×
• Total profit: $15,879
• Equity at exit: $14,157

10-year hold

• IRR: 23.3%
• Equity multiple: 2.95×
• Total profit: $51,779
• Equity at exit: $8,210

Cash invested: $26,586 (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 73703

• Rents YoY: 2.4%
• Active inventory: 175
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $504

Break-even live

Break-even rent $881

Max offer price $94,950

Occupancy floor 62%

Sensitivity live

Price	-10% $558	-5% $531	+0% $504	+5% $477	+10% $450
Rent	-10% $384	-5% $444	+0% $504	+5% $564	+10% $624
Rate	-1.0pp $552	-0.5pp $528	base $504	+0.5pp $479	+1.0pp $454

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: $23,738
• Closing costs: $2,848
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $94,950 Active 123 DOM
2. 2026-06-19
   days on market $94,950 Active 121 DOM
3. 2026-06-18
   days on market $94,950 Active 120 DOM
4. 2026-06-18
   price $94,950 Active 119 DOM
5. 2026-06-17
   days on market $99,950 Active 119 DOM
6. 2026-06-16
   days on market $99,950 Active 118 DOM
7. 2026-06-15
   days on market $99,950 Active 117 DOM
8. 2026-06-14
   days on market $99,950 Active 115 DOM
9. 2026-06-12
   statusdays on market $99,950 Active 114 DOM
10. 2026-05-14
    status Pending
11. 2026-04-23
    price $99,950
12. 2026-02-24
    price $109,950
13. 2026-01-21
    listed $124,950 Active
14. 2022-05-24
    soldstatus $149,000
15. 1999-06-07
    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: $1,903 · $159/mo
• Projected year-2 tax: $1,903 · $159/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 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: $18,229
• − Mortgage interest: −$5,319
• − Property taxes: −$1,903
• − Insurance: −$475
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$2,762
• Taxable income: $4,854
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,883/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 30,556
• Household income: $73,333
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 702.0

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.61%
• Current HPI: 187.8197
• Rent YoY: ▲ 2.42%
• Metro: Enid, OK
• 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

+613.9% since first listed

6 events — show timeline

• 2026-05-14 Pending — MLSOK
• 2026-04-23 Price Changed $99,950 MLSOK
• 2026-02-24 Price Changed $109,950 MLSOK
• 2026-01-21 Listed $124,950 MLSOK
• 2022-05-24 Sold (Public Records) $149,000 Public Records
• 1999-06-07 Sold (Public Records) $14,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,903 · +4.3% YoY. Source: county tax records.