433 S Tyler St · Enid, OK 73703

$119,900

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 96 Days on market

Built 1920 7,000 sqft lot Est $97k · 23% 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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2020 House was updated, even a new driveway and sidewalk. It's a must see. Refrigerator and Washer/Dryer do not remain with property. Seller holds an active R E License in the state of Oklahoma

Key facts

• Replaced windows
• Replaced doors
• Replaced roof

Tags

• UPDATED FLOORING
• REFRESHED WALLS
• REPLACED WINDOWS
• REPLACED DOORS
• REPLACED ROOF

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Faces west
• Construction: Composition roof
• Exterior features: Patio; Wood fence

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Window coverings; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, crime F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 175 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $83k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $97,388
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 W Indiana Ave	0.45mi	2/1.0	1,027 (+2%)	5mo	$70,000	$68	71
809 W Indiana Ave	0.45mi	2/1.0	975 (-3%)	7mo	$133,000	$136	68
504 S Pierce St	0.30mi	2/1.0	918 (-9%)	7mo	$87,500	$95	66
1815 W Oklahoma Ave	0.49mi	3/2.0 (+1)	1,062 (+6%)	0mo	$120,000	$113	58
1317 W Elm Ave	0.55mi	2/1.0	907 (-10%)	0mo	$128,000	$141	58
1424 W Pine Ave	0.65mi	3/1.5 (+1)	1,000 (-0%)	6mo	$97,000	$97	57
1105 Sunset Ave	0.57mi	2/1.0	1,050 (+5%)	11mo	$95,000	$90	57
902 W York Ave	0.33mi	3/1.0 (+1)	1,120 (+12%)	4mo	$97,500	$87	57
1006 Seneca Ave	0.49mi	2/1.0	1,140 (+14%)	2mo	$135,000	$118	53
1102 Seneca Ave	0.49mi	3/1.0 (+1)	1,094 (+9%)	10mo	$142,500	$130	48
606 N Harrison St	0.71mi	2/1.0	888 (-12%)	4mo	$35,000	$39	44
1302 Ponca Ave	0.63mi	3/1.5 (+1)	1,140 (+14%)	11mo	$99,999	$88	32

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,074
• Equity at exit: $17,877

10-year hold

• IRR: 4.1%
• Equity multiple: 1.29×
• Total profit: $9,841
• Equity at exit: $10,367

Cash invested: $33,572 (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 73703

• Rents YoY: 2.4%
• Active inventory: 175
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $221

Break-even live

Break-even rent $994

Max offer price $119,900

Occupancy floor 78%

Sensitivity live

Price	-10% $289	-5% $255	+0% $221	+5% $187	+10% $154
Rent	-10% $121	-5% $171	+0% $221	+5% $272	+10% $322
Rate	-1.0pp $282	-0.5pp $252	base $221	+0.5pp $190	+1.0pp $159

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $119,900 Active 96 DOM
2. 2026-06-19
   days on market $119,900 Active 94 DOM
3. 2026-06-18
   days on market $119,900 Active 93 DOM
4. 2026-06-17
   days on market $119,900 Active 92 DOM
5. 2026-06-16
   days on market $119,900 Active 91 DOM
6. 2026-06-15
   days on market $119,900 Active 90 DOM
7. 2026-06-14
   days on market $119,900 Active 88 DOM
8. 2026-06-12
   days on market $119,900 Active 87 DOM
9. 2026-06-09
   days on market $119,900 Active 84 DOM
10. 2026-06-08
    days on market $119,900 Active 83 DOM
11. 2026-06-07
    days on market $119,900 Active 82 DOM
12. 2026-06-02
    days on market $119,900 Active 77 DOM
13. 2026-06-01
    days on market $119,900 Active 76 DOM
14. 2026-05-31
    days on market $119,900 Active 75 DOM
15. 2026-05-30
    days on market $119,900 Active 74 DOM
16. 2026-05-14
    price $119,900
17. 2026-03-17
    listed $124,900 Active
18. 2023-10-20
    soldstatus $83,000
19. 2023-10-11
    soldstatus $83,000 193-char remark

    Show marketing remark (193 chars)

    2020 House was updated, even a new driveway and sidewalk. It's a must see. Refrigerator and Washer/Dryer do not remain with property. Seller holds an active R E License in the state of Oklahoma

20. 2022-06-13
    listed $94,900 193-char remark

    Show marketing remark (193 chars)

    2020 House was updated, even a new driveway and sidewalk. It's a must see. Refrigerator and Washer/Dryer do not remain with property. Seller holds an active R E License in the state of Oklahoma

21. 2021-04-19
    soldstatus $56,500
22. 2021-04-16
    soldstatus $56,500 239-char remark

    Show marketing remark (239 chars)

    Freshly updated with contemporary light grey walls and satin white trim. Utility, kitchen, bathroom and living room have a wood-look, vinyl, snap lock flooring. Bedrooms are newly carpeted. Granite in kitchen matches the rest of the decor.

23. 2021-03-12
    listed $56,500 239-char remark

    Show marketing remark (239 chars)

    Freshly updated with contemporary light grey walls and satin white trim. Utility, kitchen, bathroom and living room have a wood-look, vinyl, snap lock flooring. Bedrooms are newly carpeted. Granite in kitchen matches the rest of the decor.

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,297
• − Mortgage interest: −$6,716
• − Property taxes: −$1,283
• − Insurance: −$600
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,488
• Taxable income: $763
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,474/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 30,556
• Household income: $73,333
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 702.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 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: ▼ -111.61%
• Current HPI: 187.8197
• Rent YoY: ▲ 2.42%
• Metro: Enid, 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

+112.2% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $119,900 NWOAR
• 2026-03-17 Listed $124,900 NWOAR
• 2023-10-20 Sold (Public Records) $83,000 Public Records
• 2023-10-11 Sold (MLS) $83,000 NWOAR
• 2022-06-13 Listed $94,900 NWOAR
• 2021-04-19 Sold (Public Records) $56,500 Public Records
• 2021-04-16 Sold (MLS) $56,500 NWOAR
• 2021-03-12 Listed $56,500 NWOAR

Property tax history

+13.4%/yr

Latest (2025): $1,283 · +4.3% YoY. Source: county tax records.