103 Birch · Alva, OK 73717

$129,500

3 bd · 2.0 ba · 1,605 sqft · SingleFamily public records · 13 Days on market

Built 1972 Est $165k · 22% under

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Why this score? — see what drove the C+ 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Appreciation +5.5/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Solid brick home on a large corner lot with 3 bedrooms, 1¾ bathrooms, and 1,605 sq ft. The former garage has been converted into an unfinished bonus room — usable as a 4th bedroom, office, or flex space. A detached metal garage and carport with street access provide plenty of parking and storage. Fenced backyard. All kitchen appliances convey, including the refrigerator, plus an additional refrigerator and washer/dryer. A practical option with space and capabilities to make it your own.

Key facts

• Large corner lot
• Fenced backyard
• 2 garage spots

Tags

• LARGE CORNER LOT
• UNFINISHED BONUS ROOM
• DETACHED METAL GARAGE
• FENCED BACKYARD
• KITCHEN APPLIANCES CONVEY

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story; Faces north
• Construction: Composition roof
• Exterior features: Covered patio/porch; Chain link fencing; Corner lot; Shed(s); Workshop

Interior

• Kitchen: Refrigerator
• Flooring: Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating; Central air conditioning
• Interior features: Kitchen island; Covered patio/porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (7.5% below list).
• Recommended offer: $120k (7.5% below list) — sets the bar for 1% rule.

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: schools D, amenities D, commute 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.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($895 loan paydown + $1k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,757 (7.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $165,315
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 3rd	0.49mi	3/2.5	1,610 (+0%)	15mo	$50,000	$31	63
1129 2nd St	0.25mi	3/2.0	1,410 (-12%)	12mo	$155,000	$110	58
827 2nd	0.39mi	3/2.0	1,652 (+3%)	23mo	$170,000	$103	58
1315 Young St	0.71mi	3/2.0	1,631 (+2%)	11mo	$20,000	$12	54
720 Seiling	0.56mi	4/2.0 (+1)	1,661 (+4%)	19mo	$210,000	$126	47
1507 Murray Dr	0.67mi	3/2.0	1,482 (-8%)	11mo	$125,000	$84	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: 6.8%
• Equity multiple: 1.35×
• Total profit: $12,564
• Equity at exit: $44,411

10-year hold

• IRR: 10.9%
• Equity multiple: 2.33×
• Total profit: $48,179
• Equity at exit: $59,174

Cash invested: $36,260 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $157

Break-even live

Break-even rent $999

Max offer price $129,500

Occupancy floor 82%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $129,500 Active 13 DOM
2. 2026-06-17
   days on market $129,500 Active 12 DOM
3. 2026-06-16
   days on market $129,500 Active 11 DOM
4. 2026-06-15
   days on market $129,500 Active 10 DOM
5. 2026-06-13
   days on market $129,500 Active 8 DOM
6. 2026-06-12
   days on market $129,500 Active 7 DOM
7. 2026-06-09
   days on market $129,500 Active 4 DOM
8. 2026-06-08
   days on market $129,500 Active 3 DOM
9. 2026-06-08
   days on market $129,500 Active 2 DOM
10. 2026-06-07
    remarks 491-char remark
11. 2026-06-07
    listed $129,500 Active 1 DOM

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$494/yr (+$41/mo · 73.4%)

ⓘ 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 6 d/yr ≥108°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: $14,371
• − Mortgage interest: −$7,254
• − Property taxes: −$672
• − Insurance: −$648
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,767
• Taxable loss: −$269
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,949/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

1 event — show timeline

• 2026-06-05 Listed $129,500 NWOAR

Property tax history

+5.4%/yr

Latest (2025): $672 · +18.9% YoY. Source: county tax records.