519 G St · Elgin, OK 73538

$105,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 261 Days on market

Built 1940 10,454 sqft lot Est $162k · 35% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming, 3 bed, 1 1/2 bath, 1250 sq. ft home located on a corner lot w/ mature trees in Elgin. Nice size kitchen, cabinets boast a great color along with a faux antique ceiling tile backsplash. Original hardwood floors, gas fireplace, fenced backyard w/ patio and storage shed. Only a short distance from award winning Elgin Schools and shopping. This house won't last long. Call Shelly @ 580-591-6691 for more information.

Key facts

• Central heat and air
• Chain fenced yard
• Large kitchen

Tags

• CENTRAL HEAT AND AIR
• LARGE KITCHEN
• CHAIN FENCED YARD
• HEART OF ELGIN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered porch; Chain link fencing; Publicly maintained road frontage on a city street

Interior

• Kitchen: Oven
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Window coverings; Gas water heater; Oven; Crawl space
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 5.1% in Elgin — 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 73/100 on livability (#17 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Elgin (rural): math 29% / reading 36% proficiency, ranked #38 of 270 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elgin Es (math 36% / reading 33%, grade F, #168 of 845 statewide, top 24%, 945 students, 0% FRL); Elgin Ms (math 26% / reading 34%, grade F, #49 of 345 statewide, top 15%, 791 students, 0% FRL); Elgin Hs (math 27% / reading 47%, grade F, #42 of 447 statewide, top 10%, 771 students, 0% FRL) — zoned schools average 0% FRL vs 29% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 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: 1.83% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.86%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $161,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 7th St	0.11mi	3/2.0	1,300 (+5%)	5mo	$117,000	$90	78
208 K St	0.38mi	3/1.0	1,200 (-3%)	1mo	$112,000	$93	77
311 Crestview Dr	0.50mi	2/1.0 (-1)	1,244 (+1%)	3mo	$180,000	$145	68
203 Maple St	0.42mi	3/1.0	1,300 (+5%)	6mo	$170,000	$131	67
314 5th St	0.16mi	3/2.0	1,300 (+5%)	16mo	$210,000	$162	67
106 Oak	0.51mi	3/2.0	1,200 (-3%)	1mo	$118,000	$98	67
107 Oak St	0.49mi	4/1.0 (+1)	1,200 (-3%)	1mo	$125,000	$104	67
718 5th St	0.17mi	3/2.0	1,344 (+9%)	9mo	$226,000	$168	66
304 Crestview Dr	0.48mi	3/2.0	1,200 (-3%)	7mo	$185,000	$154	63
209 H St	0.26mi	2/2.0 (-1)	1,200 (-3%)	14mo	$73,500	$61	63
1105 4th Pl	0.41mi	3/1.5	1,100 (-11%)	0mo	$159,000	$145	60
204 5th St	0.26mi	3/2.0	1,100 (-11%)	13mo	$80,000	$73	54

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.2%
• Equity multiple: 4.74×
• Total profit: $110,020
• Equity at exit: $94,592

10-year hold

• IRR: 43.9%
• Equity multiple: 10.61×
• Total profit: $282,458
• Equity at exit: $203,992

Cash invested: $29,400 (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 73538

• Home prices YoY: 22.9%
• Active inventory: 96
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $829

Break-even live

Break-even rent $870

Max offer price $105,000

Occupancy floor 52%

Sensitivity live

Price	-10% $889	-5% $859	+0% $829	+5% $800	+10% $770
Rent	-10% $678	-5% $754	+0% $829	+5% $905	+10% $981
Rate	-1.0pp $882	-0.5pp $856	base $829	+0.5pp $802	+1.0pp $775

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	13d	1	0.49mi
1201 Kensington Ln Elgin, OK	2.0–3.0	2.0–2.5	1414	$1,700	$1.20	25d	1	0.95mi

Listing history 24 events

1. 2026-06-21
   days on market $105,000 Active 261 DOM
2. 2026-06-19
   days on market $105,000 Active 259 DOM
3. 2026-06-18
   days on market $105,000 Active 258 DOM
4. 2026-06-17
   days on market $105,000 Active 257 DOM
5. 2026-06-16
   days on market $105,000 Active 256 DOM
6. 2026-06-15
   days on market $105,000 Active 255 DOM
7. 2026-06-14
   days on market $105,000 Active 253 DOM
8. 2026-06-13
   days on market $105,000 Active 252 DOM
9. 2026-06-10
   days on market $105,000 Active 250 DOM
10. 2026-06-09
    days on market $105,000 Active 249 DOM
11. 2026-06-08
    days on market $105,000 Active 248 DOM
12. 2026-06-07
    days on market $105,000 Active 247 DOM
13. 2026-06-05
    days on market $105,000 Active 244 DOM
14. 2026-06-02
    days on market $105,000 Active 242 DOM
15. 2026-06-01
    days on market $105,000 Active 241 DOM
16. 2026-05-31
    days on market $105,000 Active 240 DOM
17. 2026-05-30
    days on market $105,000 Active 239 DOM
18. 2026-02-13
    price $105,000
19. 2025-11-12
    price $115,000
20. 2025-10-03
    listed $125,000 Active
21. 2023-06-28
    soldstatus $96,275
22. 2023-06-06
    listed $90,000
23. 2017-05-19
    soldstatus $70,000 424-char remark

    Show marketing remark (424 chars)

    Charming, 3 bed, 1 1/2 bath, 1250 sq. ft home located on a corner lot w/ mature trees in Elgin. Nice size kitchen, cabinets boast a great color along with a faux antique ceiling tile backsplash. Original hardwood floors, gas fireplace, fenced backyard w/ patio and storage shed. Only a short distance from award winning Elgin Schools and shopping. This house won't last long. Call Shelly @ 580-591-6691 for more information.

24. 2017-02-13
    listed $79,000 424-char remark

    Show marketing remark (424 chars)

    Charming, 3 bed, 1 1/2 bath, 1250 sq. ft home located on a corner lot w/ mature trees in Elgin. Nice size kitchen, cabinets boast a great color along with a faux antique ceiling tile backsplash. Original hardwood floors, gas fireplace, fenced backyard w/ patio and storage shed. Only a short distance from award winning Elgin Schools and shopping. This house won't last long. Call Shelly @ 580-591-6691 for more information.

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,042
• − Mortgage interest: −$5,882
• − Property taxes: −$1,117
• − Insurance: −$525
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$3,055
• Taxable income: $8,777
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $7,847/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: Elgin
• NCES district ID: 4010710
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $65,900
• Composite: 29.77/100
• National rank: #6432
• State rank: #38 of 270 in OK

Livability — Elgin

• Score: 73/100
• State rank: #17
• US rank: #5411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, OK
• County: Comanche County · 96,361 people
• City population: 7,128
• Metro: Lawton, OK
• Population (ZIP): 7,128
• Household income: $91,324
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 70.0

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 15% Hispanic / Latino 13% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.70%
• Current HPI: 245.4249
• Rent YoY: —
• Metro: Lawton, 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

+32.9% since first listed

7 events — show timeline

• 2026-02-13 Price Changed $105,000 LBRMLS
• 2025-11-12 Price Changed $115,000 LBRMLS
• 2025-10-03 Listed $125,000 LBRMLS
• 2023-06-28 Sold (MLS) $96,275 LBRMLS
• 2023-06-06 Listed $90,000 LBRMLS
• 2017-05-19 Sold (MLS) $70,000 LBRMLS
• 2017-02-13 Listed $79,000 LBRMLS

Property tax history

+5.6%/yr

Latest (2025): $1,117 · -4.5% YoY. Source: county tax records.