217 E Ponca St · Garber, OK 73738

$134,000

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 11 Days on market

Built 1965

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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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Clean Clean Home in Garber, just minutes away from Enid. This immaculate home is ready for you to move in or is being rented for $700/month. Great Investment property!!!! Renter will stay. He is on a month to month. 3 bed 1 Bath, Large Rooms and Extra Large back Yard with chain link fence.

Key facts

• New furnace
• Fenced in backyard
• New water heater

Tags

• WALK IN CLOSET
• CONVERTED SINGLE CAR GARAGE
• FENCED IN BACKYARD
• NEW FURNACE
• NEW WATER HEATER
• NEW FRIDGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $57 ($681/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 $116k (13.5% below list).
• Recommended offer: $116k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#187 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Garber (rural): math 33% / reading 30% proficiency, ranked #51 of 270 in OK (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($926 loan paydown + $13k appreciation (10.0% local appreciation)).
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,974 (13.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.87% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $76,860
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 W Ponca St	0.18mi	3/1.0	1,232 (-4%)	3mo	$41,900	$34	83
219 Versailles Ave	0.28mi	3/1.5	1,419 (+11%)	4mo	$112,750	$79	63
421 W Ponca St	0.38mi	2/1.0 (-1)	1,222 (-5%)	22mo	$25,000	$20	52
519 W Cherokee	0.44mi	2/1.0 (-1)	1,092 (-15%)	11mo	$65,000	$60	41

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: 25.6%
• Equity multiple: 3.04×
• Total profit: $76,570
• Equity at exit: $120,718

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $222,598
• Equity at exit: $260,333

Cash invested: $37,520 (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 73738

• Home prices YoY: 6.0%
• Active inventory: 7
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $57

Break-even live

Break-even rent $1,088

Max offer price $134,000

Occupancy floor 90%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $134,000 Active 11 DOM
2. 2026-06-18
   days on market $134,000 Active 10 DOM
3. 2026-06-17
   days on market $134,000 Active 9 DOM
4. 2026-06-16
   days on market $134,000 Active 8 DOM
5. 2026-06-15
   days on market $134,000 Active 7 DOM
6. 2026-06-14
   days on market $134,000 Active 5 DOM
7. 2026-06-12
   days on market $134,000 Active 4 DOM
8. 2026-06-09
   remarks 533-char remark
9. 2026-06-09
   listed $134,000 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,917
• − Mortgage interest: −$7,506
• − Property taxes: −$1,211
• − Insurance: −$670
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,898
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,064/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: Garber
• NCES district ID: 4012420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $50,538
• Composite: 27.52/100
• National rank: #6953
• State rank: #51 of 270 in OK

Livability — Garber

• Score: 64/100
• State rank: #187
• US rank: #14751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garber, OK
• Population (ZIP): 931

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 (81%)
• Race & ethnicity: White 81% Two or more races 15% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 9% Italian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 12.24%
• Current HPI: 215.474
• 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

+282.9% since first listed

5 events — show timeline

• 2026-06-08 Listed $134,000 FSBO.com
• 2022-06-15 Sold (Public Records) $125,000 Public Records
• 2020-04-30 Sold (MLS) $85,000 NWOAR
• 2019-12-26 Listed $88,000 NWOAR
• 1998-04-22 Sold (Public Records) $35,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,211 · -9.4% YoY. Source: county tax records.