1011 W 5th St · Elk City, OK 73644

$95,000

3 bd · 2.0 ba · 1,398 sqft · SingleFamily public records · 260 Days on market

Built 1927 7,497 sqft lot Est $138k · 31% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming bungalow has a lot of space and is perfect for a starter home or investment property. The backyard is large and fenced. With a storm shelter, feel safe during storm season!

Key facts

• Century-old bungalow
• Shed in backyard
• Wood privacy fence

Tags

• CENTURY-OLD BUNGALOW
• ORIGINAL HARDWOOD FLOORING
• WOOD PRIVACY FENCE
• STORM CELLAR
• SHED IN BACKYARD

Property features AI

Finance

• Other: Listing is active and occupied; Open house scheduled (public)
• Financial info: Financing options include Cash, Conventional, FHA/VA, and Rural Housing Services; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Security: Below-ground and outdoor storm shelter
• Home design: Single-family residence; One level; Residential property; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Homestead qualified
• Exterior features: Covered porch; Outbuildings; Interior lot

Interior

• Kitchen: Free-standing electric range; Free-standing electric oven
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Interior features: Carpet and wood flooring; One living area; One dining area; No fireplace
• Laundry & utility: Conventional foundation (utility access typical for home)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.1% in Elk City — 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 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, amenities F, commute F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk City Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 753 students, 0% FRL); Elk City Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 615 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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 1927 — 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 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?
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: 1.22% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $138,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 W 5th St	0.14mi	3/2.0	1,468 (+5%)	10mo	$195,000	$133	77
1024 W 1st St	0.26mi	3/1.5	1,420 (+2%)	12mo	$138,000	$97	73
115 S Oliver Ave	0.28mi	2/2.0 (-1)	1,328 (-5%)	2mo	$132,000	$99	72
1501 W 1st St	0.44mi	3/1.0	1,395 (-0%)	4mo	$132,000	$95	71
302 S Elk Ave	0.15mi	3/1.0	1,540 (+10%)	2mo	$50,000	$32	70
202 N Beckham Ave	0.44mi	2/2.0 (-1)	1,344 (-4%)	5mo	$135,000	$100	63
519 N State Ave	0.47mi	3/2.0	1,288 (-8%)	2mo	$142,500	$111	63
223 N Randall Ave	0.20mi	3/2.0	1,576 (+13%)	9mo	$140,000	$89	62
620 W 6th St	0.26mi	2/1.0 (-1)	1,268 (-9%)	14mo	$75,000	$59	51
104 Brian Rd	0.58mi	2/1.0 (-1)	1,256 (-10%)	3mo	$115,000	$92	44
820 N Randall Ave	0.58mi	2/2.0 (-1)	1,516 (+8%)	13mo	$149,500	$99	43
1702 W C Ave	0.66mi	3/2.0	1,557 (+11%)	12mo	$238,000	$153	40

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,012
• Equity at exit: $14,165

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $30,587
• Equity at exit: $8,214

Cash invested: $26,600 (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 73644

• Home prices YoY: -24.0%
• Active inventory: 122
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $321

Break-even live

Break-even rent $755

Max offer price $95,000

Occupancy floor 67%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $95,000 Active 260 DOM
2. 2026-06-17
   days on market $95,000 Active 259 DOM
3. 2026-06-16
   days on market $95,000 Active 258 DOM
4. 2026-06-15
   days on market $95,000 Active 257 DOM
5. 2026-06-13
   days on market $95,000 Active 255 DOM
6. 2026-06-12
   days on market $95,000 Active 254 DOM
7. 2026-06-09
   days on market $95,000 Active 251 DOM
8. 2026-06-08
   days on market $95,000 Active 250 DOM
9. 2026-06-08
   days on market $95,000 Active 249 DOM
10. 2026-06-07
    days on market $95,000 Active 248 DOM
11. 2026-06-04
    days on market $95,000 Active 245 DOM
12. 2026-06-02
    days on market $95,000 Active 244 DOM
13. 2026-06-01
    days on market $95,000 Active 243 DOM
14. 2026-05-31
    days on market $95,000 Active 242 DOM
15. 2025-11-24
    price $95,000
16. 2025-10-01
    listed $99,000 Active
17. 2025-03-27
    soldstatus $89,000 Closed 187-char remark

    Show marketing remark (187 chars)

    This charming bungalow has a lot of space and is perfect for a starter home or investment property. The backyard is large and fenced. With a storm shelter, feel safe during storm season!

18. 2025-03-27
    soldstatus $89,000

    Show marketing remark (187 chars)

    This charming bungalow has a lot of space and is perfect for a starter home or investment property. The backyard is large and fenced. With a storm shelter, feel safe during storm season!

19. 2025-02-14
    status Pending 187-char remark

    Show marketing remark (187 chars)

    This charming bungalow has a lot of space and is perfect for a starter home or investment property. The backyard is large and fenced. With a storm shelter, feel safe during storm season!

20. 2025-01-20
    listed $89,000 Active 187-char remark

    Show marketing remark (187 chars)

    This charming bungalow has a lot of space and is perfect for a starter home or investment property. The backyard is large and fenced. With a storm shelter, feel safe during storm season!

21. 2015-07-30
    soldstatus $60,000
22. 2015-07-24
    soldstatus $60,000 424-char remark

    Show marketing remark (424 chars)

    Adorable 2 bed 1 bath features modern updates while keeping with the homes original charm. Roof replaced Oct of 2014. Beautiful original hard wood floors, new windows, updated bathroom with new tub & tile shower. Loft attic space with great storage space. There is potential for a 3rd bedroom in the loft space. New privacy fence with cement curb on 2 sides. Large backyard with storage building and dry storm cellar.

23. 2014-07-07
    listed $69,900 424-char remark

    Show marketing remark (424 chars)

    Adorable 2 bed 1 bath features modern updates while keeping with the homes original charm. Roof replaced Oct of 2014. Beautiful original hard wood floors, new windows, updated bathroom with new tub & tile shower. Loft attic space with great storage space. There is potential for a 3rd bedroom in the loft space. New privacy fence with cement curb on 2 sides. Large backyard with storage building and dry storm cellar.

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$148/yr (+$12/mo · 20.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,935
• − Mortgage interest: −$5,321
• − Property taxes: −$707
• − Insurance: −$475
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,764
• Taxable income: $2,438
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,263/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: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.11%
• Current HPI: 178.0217
• 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

+35.9% since first listed

9 events — show timeline

• 2025-11-24 Price Changed $95,000 MLSOK
• 2025-10-01 Listed $99,000 MLSOK
• 2025-03-27 Sold (Public Records) $89,000 Public Records
• 2025-03-27 Sold (MLS) $89,000 MLSOK
• 2025-02-14 Pending — MLSOK
• 2025-01-20 Listed $89,000 MLSOK
• 2015-07-30 Sold (Public Records) $60,000 Public Records
• 2015-07-24 Sold (MLS) $60,000 MLSOK
• 2014-07-07 Listed $69,900 MLSOK

Property tax history

+24.1%/yr

Latest (2025): $707 · +10.0% YoY. Source: county tax records.