10630 NE Seaside Ln · Elgin, OK 73538

$375,000

4 bd · 2.0 ba · 2,219 sqft · Land public records · 31 Days on market

Built 2021 1.09 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Just like new. Beautiful home in the Elgin School District. This home is less than two years old and boasts a split, open floor plan, approx. 2000 sq ft, 4 bedrooms, 2 bathrooms, a 3 car garage, propane gas fireplace, free standing tub in primary bath, quartz countertops, and an above ground pool. A half acre of the large, one-acre lot was fenced in 2022. The covered front porch and back patio are a great place to relax and enjoy the beautiful Oklahoma sunsets. Schedule your showing today!

Key facts

• Quartz countertops
• Open-concept living
• Oversized island

Tags

• OPEN-CONCEPT LIVING
• ABUNDANT NATURAL LIGHT
• WHITE CABINETRY
• QUARTZ COUNTERTOPS
• GAS RANGE
• OVERSIZED ISLAND

Property features AI

Exterior

• Parking: 3 total parking spaces (3 covered); 3-car garage with garage door opener
• Utilities: Propane; Septic tank
• Home design: Single family residence; One story
• Construction: Brick veneer construction; Slab foundation; Built recently (year not specified)
• Exterior features: Wood fencing; Composition roof

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Range hood
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s); Fireplace heating
• Interior features: Kitchen island; Walk-in closet(s); Ventless fireplace
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $375k.

Deal economics

• At list price, monthly cash flow is $-759 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (44.5% below list).
• Recommended offer: $208k (44.5% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 5.0% in Elgin — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 Ms (math 26% / reading 34%, grade F, #49 of 345 statewide, top 15%, 791 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: 96 active listings in the ZIP; solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k 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.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($364k) 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.

Recommended offer $208,021 (44.5% 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 31 days. Have you received any prior offers? Is the seller open to a 45% 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: 0.55% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.67%
• DSCR: 0.61
• GRM: 15.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.48×
• Total profit: $155,840
• Equity at exit: $337,830

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $496,744
• Equity at exit: $728,543

Cash invested: $105,000 (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 73538

• Home prices YoY: 22.9%
• Active inventory: 96
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,080 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$279 /mo · $3,349/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-759

Break-even live

Break-even rent $3,040

Max offer price $241,006

Occupancy floor —

Sensitivity live

Price	-10% $-546	-5% $-652	+0% $-759	+5% $-865	+10% $-971
Rent	-10% $-923	-5% $-841	+0% $-759	+5% $-676	+10% $-594
Rate	-1.0pp $-570	-0.5pp $-663	base $-759	+0.5pp $-856	+1.0pp $-955

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-16
   listed $375,000 Active
4. 2023-07-14
   soldstatus $337,000
5. 2023-07-11
   soldstatus $337,000 Closed 494-char remark

   Show marketing remark (494 chars)

   Just like new. Beautiful home in the Elgin School District. This home is less than two years old and boasts a split, open floor plan, approx. 2000 sq ft, 4 bedrooms, 2 bathrooms, a 3 car garage, propane gas fireplace, free standing tub in primary bath, quartz countertops, and an above ground pool. A half acre of the large, one-acre lot was fenced in 2022. The covered front porch and back patio are a great place to relax and enjoy the beautiful Oklahoma sunsets. Schedule your showing today!

6. 2023-05-01
   listed $337,500 494-char remark

   Show marketing remark (494 chars)

   Just like new. Beautiful home in the Elgin School District. This home is less than two years old and boasts a split, open floor plan, approx. 2000 sq ft, 4 bedrooms, 2 bathrooms, a 3 car garage, propane gas fireplace, free standing tub in primary bath, quartz countertops, and an above ground pool. A half acre of the large, one-acre lot was fenced in 2022. The covered front porch and back patio are a great place to relax and enjoy the beautiful Oklahoma sunsets. Schedule your showing today!

7. 2022-01-03
   soldstatus $290,000 206-char remark

   Show marketing remark (206 chars)

   New Construction approximately 2000 sqft, 4 bedroom, 2 bathroom, 3 car garage, open floor plan, fireplace, free standing tub, quartz countertops. Call Shelly McDonald Speas 580-591-6691 for more information

8. 2021-09-06
   listed $285,000 206-char remark

   Show marketing remark (206 chars)

   New Construction approximately 2000 sqft, 4 bedroom, 2 bathroom, 3 car garage, open floor plan, fireplace, free standing tub, quartz countertops. Call Shelly McDonald Speas 580-591-6691 for more information

ⓘ 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: $3,349 · $279/mo
• Projected year-2 tax: $3,375 · $281/mo
• Expected delta: +$26/yr (+$2/mo · 0.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,963
• − Mortgage interest: −$21,006
• − Property taxes: −$3,349
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$10,909
• Taxable loss: −$16,170
• Est. tax savings @ 24.0%: +$3,881
• After-tax cash flow: $-5,221/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

• 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

+31.6% since first listed

8 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-29 Contingent — LBRMLS
• 2026-04-16 Listed $375,000 LBRMLS
• 2023-07-14 Sold (Public Records) $337,000 Public Records
• 2023-07-11 Sold (MLS) $337,000 LBRMLS
• 2023-05-01 Listed $337,500 LBRMLS
• 2022-01-03 Sold (MLS) $290,000 LBRMLS
• 2021-09-06 Listed $285,000 LBRMLS

Property tax history

+3992.1%/yr

Latest (2023): $3,349 · -2.1% YoY. Source: county tax records.