822 W First St · Beaver, OK 73932

$60,800

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 504 Days on market

Built 1973 10,500 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 4 bedroom 2 bath home sits on a corner lot on the south side of Beaver Oklahoma. The family room has a fireplace and the master bedroom is large and contains a master bathroom. HUD 421-570334 is being sold as-is and is marketed by www. hudhomestore.com and www. ateamrealtyinc.com. The nearest intersection is M Avenue and West First Street. This property is now under auction terms and can be found on servicelinkauction.com for event and bidding information. All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation. All brokers bust be NAID certified. Seller has the right to change the date, place and terms o

Key facts

• 0.24 acre lot
• Garage
• Listed 504 days

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Frame and Masonite construction
• Exterior features: Storm doors; Composition roof

Interior

• Kitchen: Dishwasher; Electric range; Cooktop
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Breakfast bar; Wood-burning fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#126 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D-, amenities F.
• Balko (rural): math 40% / reading 40% proficiency, ranked #87 of 513 in OK (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($420 loan paydown + $3k appreciation (5.2% local appreciation)).
• Beaver County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 504 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major 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 $53,504 (12.0% below list)

Questions for the listing agent

1. It's been on market 504 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 1973 — 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. 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.
7. 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.
8. 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: 1.97% ✓
• Cap rate: 16.56%
• Cash-on-cash: 36.67%
• DSCR: 2.63
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.5%
• Equity multiple: 3.80×
• Total profit: $47,716
• Equity at exit: $35,035

10-year hold

• IRR: 43.3%
• Equity multiple: 7.78×
• Total profit: $115,397
• Equity at exit: $60,951

Cash invested: $17,024 (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 73932

• Home prices YoY: 4.0%
• Active inventory: 16
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$319
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $520

Break-even live

Break-even rent $537

Max offer price $60,800

Occupancy floor 51%

Sensitivity live

Price	-10% $555	-5% $537	+0% $520	+5% $503	+10% $486
Rent	-10% $426	-5% $473	+0% $520	+5% $567	+10% $615
Rate	-1.0pp $551	-0.5pp $536	base $520	+0.5pp $505	+1.0pp $488

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: $15,200
• Closing costs: $1,824
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $60,800 Active 504 DOM
2. 2026-06-18
   days on market $60,800 Active 502 DOM
3. 2026-06-17
   days on market $60,800 Active 501 DOM
4. 2026-06-16
   days on market $60,800 Active 500 DOM
5. 2026-06-15
   days on market $60,800 Active 499 DOM
6. 2026-06-13
   days on market $60,800 Active 497 DOM
7. 2026-06-12
   days on market $60,800 Active 496 DOM
8. 2026-06-09
   days on market $60,800 Active 493 DOM
9. 2026-06-08
   days on market $60,800 Active 492 DOM
10. 2026-06-08
    days on market $60,800 Active 491 DOM
11. 2026-06-05
    days on market $60,800 Active 489 DOM
12. 2026-06-04
    days on market $60,800 Active 487 DOM
13. 2026-06-02
    days on market $60,800 Active 486 DOM
14. 2026-06-01
    days on market $60,800 Active 485 DOM
15. 2026-05-31
    days on market $60,800 Active 484 DOM
16. 2025-04-22
    price $60,800
17. 2025-03-21
    price $69,920
18. 2025-02-01
    listed $76,000 Active
19. 2017-08-09
    soldstatus $85,000
20. 2007-08-03
    soldstatus $57,000
21. 1996-06-11
    soldstatus $61,000

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 7/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 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: $14,341
• − Mortgage interest: −$3,406
• − Property taxes: −$956
• − Insurance: −$304
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,769
• Taxable income: $5,612
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $4,896/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: Balko
• NCES district ID: 4003510
• Math proficiency: 40% ▲ 10.00%
• Reading proficiency: 40% ▲ 10.00%
• Median HH income: $57,067
• Composite: 37.6/100
• National rank: #8839
• State rank: #87 of 513 in OK

Livability — Beaver

• Score: 66/100
• State rank: #126
• US rank: #12291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,930

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 5,381 people
• By 2030: 5,465 · +1.6%
• By 2040: 5,336 · -0.8%
• By 2050: 5,561 · +3.3%
• By 2075: 7,051 · +31.0%
• By 2100: 9,341 · +73.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 28% Two or more races 11%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Beaver

• 2024 margin: Solid R (+83.8) · D 7.4% · R 91.2% · Other 1.3%
• 2008→2024 swing: -5.3pp toward R · 2008: -78.5pp · 2024: -83.8pp
• All cycles: 2024: R+83.8 2020: R+81.6 2016: R+81.0 2012: R+78.9 2008: R+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 135.2376
• 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

-0.3% since first listed

6 events — show timeline

• 2025-04-22 Price Changed $60,800 SWKSBOR
• 2025-03-21 Price Changed $69,920 SWKSBOR
• 2025-02-01 Listed $76,000 SWKSBOR
• 2017-08-09 Sold (Public Records) $85,000 Public Records
• 2007-08-03 Sold (Public Records) $57,000 Public Records
• 1996-06-11 Sold (Public Records) $61,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $956 · +5.3% YoY. Source: county tax records.