39 NE Deerfield Dr · Elgin, OK 73538

$245,900

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 44 Days on market

Built 2006 1.00 ac lot Est $221k · 11% over

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Why this score? — see what drove the D 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 +12.3/30.0
• Appreciation +10.0/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0

Listing remarks MLS

Very nice home in Elgin. Just finishing up updates - new paint, flooring, fixtures, and so much more. Come see! Call Sue Cabelka 580 591-3362 for private showing or questions.

Key facts

• Dark cabinetry
• Newer roof
• Modern finishes

Tags

• UPDATED FLOORING
• NEW GRANITE COUNTERTOPS
• MODERN FINISHES
• DARK CABINETRY
• UPDATED FIXTURES
• NEWER ROOF

Property features AI

Finance

• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One-level home
• Construction: Masonry veneer exterior; Composition roof (replaced/updated in 2023); Slab foundation
• Exterior features: Patio (covered); Lot includes other features; 1 acre lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Covered patio; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $-44 ($-527/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.4% below list).
• Recommended offer: $193k (21.4% below list) — sets the bar for 1% rule.

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 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: 95 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $25k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,261 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $220,762
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 NE Deerfield Dr	0.05mi	3/2.0	1,300 (-11%)	1mo	$224,000	$172	78
1113 Hershel Dr	0.29mi	3/2.0	1,556 (+6%)	12mo	$231,000	$148	65
120 NE Deerfield Dr	0.08mi	3/2.0	1,650 (+13%)	12mo	$249,900	$151	65
1430 Limestone Way	0.41mi	4/2.0 (+1)	1,564 (+7%)	0mo	$245,000	$157	64
203 Oak St	0.35mi	3/2.0	1,530 (+5%)	16mo	$183,000	$120	63
12352 NE Keeney Rd	0.13mi	3/2.0	1,300 (-11%)	16mo	$165,000	$127	62
1405 NE Limestone Way	0.39mi	3/2.0	1,600 (+9%)	7mo	$248,000	$155	60
203 Maple St	0.40mi	3/1.0	1,300 (-11%)	6mo	$170,000	$131	54
421 H St	0.72mi	3/2.0	1,500 (+3%)	13mo	$191,000	$127	52
1410 Limestone Way	0.40mi	3/2.0	1,600 (+9%)	18mo	$244,000	$153	51
718 5th St	0.65mi	3/2.0	1,344 (-8%)	9mo	$226,000	$168	48
301 H St	0.65mi	3/2.0	1,280 (-12%)	16mo	$152,900	$119	36

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $131,078
• Equity at exit: $221,526

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $388,103
• Equity at exit: $477,730

Cash invested: $68,852 (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: 95
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,290
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-44

Break-even live

Break-even rent $1,988

Max offer price $238,147

Occupancy floor 97%

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: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Alma Dr Elgin, OK	4.0	2.0	1800	$1,900	$1.06	12d	1	0.16mi
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	12d	1	0.31mi
1534 Stonehouse Dr Elgin, OK	3.0	2.0	1700	$1,975	$1.16	24d	1	0.43mi
1517 Stonehouse Dr Elgin, OK	4.0	2.0	1565	$1,700	$1.09	21d	1	0.45mi
313 Marilyn Glover Dr Elgin, OK	3.0	2.0	1600	$1,650	$1.03	24d	1	1.14mi

Listing history 25 events

1. 2026-06-19
   days on market $245,900 Active 44 DOM
2. 2026-06-18
   days on market $245,900 Active 43 DOM
3. 2026-06-17
   days on market $245,900 Active 42 DOM
4. 2026-06-17
   price $245,900 Active 41 DOM
5. 2026-06-16
   days on market $249,000 Active 41 DOM
6. 2026-06-15
   days on market $249,000 Active 40 DOM
7. 2026-06-14
   days on market $249,000 Active 38 DOM
8. 2026-06-13
   days on market $249,000 Active 37 DOM
9. 2026-06-10
   days on market $249,000 Active 35 DOM
10. 2026-06-09
    days on market $249,000 Active 34 DOM
11. 2026-06-08
    days on market $249,000 Active 33 DOM
12. 2026-06-07
    days on market $249,000 Active 32 DOM
13. 2026-06-05
    days on market $249,000 Active 29 DOM
14. 2026-06-02
    days on market $249,000 Active 27 DOM
15. 2026-06-01
    days on market $249,000 Active 26 DOM
16. 2026-05-31
    days on market $249,000 Active 25 DOM
17. 2026-05-30
    days on market $249,000 Active 24 DOM
18. 2026-05-13
    price $249,000
19. 2026-05-06
    listed $260,000 Active
20. 2021-02-19
    soldstatus $169,900 175-char remark

    Show marketing remark (175 chars)

    Very nice home in Elgin. Just finishing up updates - new paint, flooring, fixtures, and so much more. Come see! Call Sue Cabelka 580 591-3362 for private showing or questions.

21. 2021-01-15
    listed $169,900 175-char remark

    Show marketing remark (175 chars)

    Very nice home in Elgin. Just finishing up updates - new paint, flooring, fixtures, and so much more. Come see! Call Sue Cabelka 580 591-3362 for private showing or questions.

22. 2009-01-06
    soldstatus $147,000
23. 2008-12-23
    soldstatus $147,000
24. 2008-03-31
    listed $147,500
25. 2006-02-22
    soldstatus $12,000

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,213 · $184/mo
• Expected delta: +$69/yr (+$6/mo · 3.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $23,191
• − Mortgage interest: −$13,774
• − Property taxes: −$2,144
• − Insurance: −$1,230
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$7,153
• Taxable loss: −$4,820
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $630/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

+1975.0% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $249,000 MLSOK
• 2026-05-06 Listed $260,000 MLSOK
• 2021-02-19 Sold (MLS) $169,900 LBRMLS
• 2021-01-15 Listed $169,900 LBRMLS
• 2009-01-06 Sold (Public Records) $147,000 Public Records
• 2008-12-23 Sold (MLS) $147,000 LBRMLS
• 2008-03-31 Listed $147,500 LBRMLS
• 2006-02-22 Sold (Public Records) $12,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,144 · +1.1% YoY. Source: county tax records.