514 N Earl · Pauls Valley, OK 73075

$100,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 10 Days on market

Built 1955 7,000 sqft lot Est $130k · 23% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This affordable 3-bed, 1-bath home is a great fit for first-time buyers or investors looking for strong rental potential. Recent improvements include new plumbing in 2025, new flooring in the primary bedroom, and a new kitchen countertop installed in 2025, giving the home a fresh start where it matters most. The property also features a carport, an outdoor storm shelter, and a storage shed, offering practical convenience and extra value. With its functional layout and solid updates, this home is ready for its next owner to move in or begin generating cash flow right away.

Key facts

• New plumbing
• New flooring
• Carport

Tags

• NEW PLUMBING
• NEW FLOORING
• NEW KITCHEN COUNTERTOP
• CARPORT
• OUTDOOR STORM SHELTER
• STORAGE SHED

Property features AI

Finance

• Other: Vacant and available; No conditions affecting sale
• Financial info: Listing terms: Cash, Conventional
• HOA & community: No mandatory association dues

Exterior

• Utilities: Manual geocode source
• Home design: Single family residence; Single-story; Faces west; Existing property
• Construction: Frame construction; Composition roof; Built on a conventional foundation
• Exterior features: Outbuildings; Below-ground storm shelter; Interior lot

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central gas cooling
• Interior features: One living area; No fireplace
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $98k (2.2% below list).
• Recommended offer: $98k (2.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 3.3% in Pauls Valley — 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 54/100 on livability (#604 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Pauls Valley (town): math 25% / reading 25% proficiency, ranked #117 of 270 in OK (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pauls Valley Elementary School (470 students, 0% FRL); Pauls Valley Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 312 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 85 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $100k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,803 (2.2% below list)

Questions for the listing agent

1. Built in 1955 — 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 F-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: 0.98% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $129,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Sycamore St	0.26mi	2/1.0	1,144 (+0%)	4mo	$25,000	$22	84
218 N Chestnut St	0.22mi	2/1.0	1,217 (+7%)	9mo	$60,000	$49	71
210 Chestnut St	0.20mi	3/1.0 (+1)	1,120 (-2%)	16mo	$103,000	$92	70
801 N Oak St	0.52mi	2/1.0	1,142 (+0%)	9mo	$136,000	$119	68
629 N Santa Fe St	0.08mi	3/1.0 (+1)	1,248 (+10%)	13mo	$152,000	$122	65
224 N Cherry St St	0.28mi	2/1.0	992 (-13%)	2mo	$79,000	$80	64
718 N Santa Fe St	0.07mi	3/1.0 (+1)	972 (-15%)	7mo	$80,000	$82	61
211 S Locust St	0.57mi	2/1.0	1,132 (-1%)	15mo	$69,500	$61	60
521 E Grant St	0.34mi	2/2.0	1,220 (+7%)	11mo	$142,000	$116	60
116 S Locust St	0.52mi	3/1.0 (+1)	1,248 (+10%)	5mo	$142,500	$114	51
410 N Cherry St	0.18mi	3/2.0 (+1)	1,284 (+13%)	16mo	$165,000	$129	48
801 N Pine St	0.45mi	2/2.0	996 (-13%)	14mo	$130,000	$131	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-6,048
• Equity at exit: $14,910

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $7,718
• Equity at exit: $8,646

Cash invested: $28,000 (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 73075

• Home prices YoY: -14.1%
• Active inventory: 85
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $160

Break-even live

Break-even rent $776

Max offer price $100,000

Occupancy floor 79%

Sensitivity live

Price	-10% $217	-5% $188	+0% $160	+5% $132	+10% $103
Rent	-10% $83	-5% $121	+0% $160	+5% $199	+10% $237
Rate	-1.0pp $210	-0.5pp $185	base $160	+0.5pp $134	+1.0pp $108

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $100,000 Active 10 DOM
2. 2026-06-18
   days on market $100,000 Active 8 DOM
3. 2026-06-17
   days on market $100,000 Active 7 DOM
4. 2026-06-16
   days on market $100,000 Active 6 DOM
5. 2026-06-15
   days on market $100,000 Active 5 DOM
6. 2026-06-13
   days on market $100,000 Active 3 DOM
7. 2026-06-12
   remarks 578-char remark
8. 2026-06-12
   listed $100,000 Active 2 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: $559 · $47/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$341/yr (+$28/mo · 61.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $11,736
• − Mortgage interest: −$5,602
• − Property taxes: −$559
• − Insurance: −$500
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,909
• Taxable income: $289
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $1,850/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: Pauls Valley
• NCES district ID: 4023550
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $37,515
• Composite: 20.87/100
• National rank: #8497
• State rank: #117 of 270 in OK

Livability — Pauls Valley

• Score: 54/100
• State rank: #604
• US rank: #24233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pauls Valley, OK
• City population: 9,478
• Population (ZIP): 9,478

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Two or more races 12% Native American 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Serbian 3% European 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.52%
• Current HPI: 235.1168
• 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

+129.9% since first listed

2 events — show timeline

• 2026-06-10 Listed $100,000 MLSOK
• 2017-04-26 Sold (Public Records) $43,500 Public Records

Property tax history

+10.4%/yr

Latest (2025): $559 · +8.5% YoY. Source: county tax records.