102 Elaine Dr · New Cordell, OK 73632

$37,900

3 bd · 1.0 ba · 984 sqft · SingleFamily public records

Built 1960 6,820 sqft lot

---

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
• ARV discount +7.5/15.0
• Appreciation +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This adorable home is a 3 bedroom 1 bath. It has been a great rental and has a tenant in place. Home has central heat and air and a fenced yard. Located in a great quiet neighborhood. Schedule your viewing now to get into this home. DO NOT DISTURB TENANT! Must have at least 24 hour notice for showings. Property goes with MLS#1002954

Key facts

• 6,820 sq ft lot
• Garage
• Built 1960

🏷️ Possibly a rental listed for sale. The $37,900 price doesn't fit this home's estimated sale value (~$84,624) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $38k).
• Cap rate 22.1% vs local median 6.6% in New Cordell — 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 60/100 on livability (#335 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, employment D+, amenities F.
• Cordell (town): math 37% / reading 33% proficiency, ranked #33 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $262 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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

• 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 $37,900

Questions for the listing agent

1. Built in 1960 — 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 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?
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: 2.54% ✓
• Cap rate: 22.13%
• Cash-on-cash: 56.55%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $84,624
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 E 1st St	0.16mi	2/1.0 (-1)	1,020 (+4%)	4mo	$71,000	$70	78
119 Elaine Dr	0.11mi	3/1.5	1,110 (+13%)	4mo	$113,500	$102	68
220 N Symcox St	0.21mi	3/2.0	1,100 (+12%)	1mo	$95,000	$86	66
307 N Symcox St	0.28mi	2/1.0 (-1)	864 (-12%)	5mo	$80,000	$93	57
318 N College St	0.66mi	3/1.0	988 (+0%)	18mo	$43,000	$44	54
412 N College St	0.69mi	2/1.0 (-1)	931 (-5%)	12mo	$58,800	$63	44

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: 55.0%
• Equity multiple: 3.42×
• Total profit: $25,725
• Equity at exit: $5,651

10-year hold

• IRR: 60.0%
• Equity multiple: 6.98×
• Total profit: $63,470
• Equity at exit: $3,277

Cash invested: $10,612 (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 73632

• Home prices YoY: -1.6%
• Active inventory: 38
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $500

Break-even live

Break-even rent $328

Max offer price $37,900

Occupancy floor 43%

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-08
   historical
2. 2026-04-03
   price $37,900
3. 2026-03-23
   price $44,500
4. 2026-03-06
   price $49,000
5. 2026-02-27
   price $52,000
6. 2025-12-19
   price $59,900
7. 2025-12-02
   price $65,000
8. 2025-10-31
   listed $37,900
9. 2022-09-06
   soldstatus $55,000
10. 2022-09-02
    soldstatus $55,000 Sold 348-char remark

    Show marketing remark (348 chars)

    This adorable home is a 3 bedroom 1 bath. It has been a great rental and has a tenant in place. Home has central heat and air and a fenced yard. Located in a great quiet neighborhood. Schedule your viewing now to get into this home. DO NOT DISTURB TENANT! Must have at least 24 hour notice for showings. Property goes with MLS#1002954

11. 2022-08-10
    status Pending 348-char remark

    Show marketing remark (348 chars)

    This adorable home is a 3 bedroom 1 bath. It has been a great rental and has a tenant in place. Home has central heat and air and a fenced yard. Located in a great quiet neighborhood. Schedule your viewing now to get into this home. DO NOT DISTURB TENANT! Must have at least 24 hour notice for showings. Property goes with MLS#1002954

12. 2022-08-01
    price $59,000 348-char remark

    Show marketing remark (348 chars)

    This adorable home is a 3 bedroom 1 bath. It has been a great rental and has a tenant in place. Home has central heat and air and a fenced yard. Located in a great quiet neighborhood. Schedule your viewing now to get into this home. DO NOT DISTURB TENANT! Must have at least 24 hour notice for showings. Property goes with MLS#1002954

13. 2022-08-01
    price $55,000 348-char remark

    Show marketing remark (348 chars)

    This adorable home is a 3 bedroom 1 bath. It has been a great rental and has a tenant in place. Home has central heat and air and a fenced yard. Located in a great quiet neighborhood. Schedule your viewing now to get into this home. DO NOT DISTURB TENANT! Must have at least 24 hour notice for showings. Property goes with MLS#1002954

14. 2022-04-07
    listed $60,000 Active 348-char remark

    Show marketing remark (348 chars)

    This adorable home is a 3 bedroom 1 bath. It has been a great rental and has a tenant in place. Home has central heat and air and a fenced yard. Located in a great quiet neighborhood. Schedule your viewing now to get into this home. DO NOT DISTURB TENANT! Must have at least 24 hour notice for showings. Property goes with MLS#1002954

15. 2015-10-26
    soldstatus $75,000
16. 2007-08-31
    soldstatus $40,000
17. 2007-08-30
    soldstatus $40,000
18. 2007-04-20
    listed $45,000
19. 1999-06-08
    soldstatus $29,500

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $538 · $45/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $11,537
• − Mortgage interest: −$2,123
• − Property taxes: −$538
• − Insurance: −$190
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$1,103
• Taxable income: $5,738
• Est. tax owed @ 24.0%: −$1,377
• After-tax cash flow: $4,624/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: Cordell
• NCES district ID: 4008640
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $48,294
• Composite: 30.21/100
• National rank: #6304
• State rank: #33 of 270 in OK

Livability — New Cordell

• Score: 60/100
• State rank: #335
• US rank: #18607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cordell, OK
• Population (ZIP): 3,041

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Iranian 2% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.38%
• Current HPI: 203.69
• 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

+28.5% since first listed

19 events — show timeline

• 2026-05-08 Delisted — SBOR
• 2026-04-03 Price Changed $37,900 SBOR
• 2026-03-23 Price Changed $44,500 SBOR
• 2026-03-06 Price Changed $49,000 SBOR
• 2026-02-27 Price Changed $52,000 SBOR
• 2025-12-19 Price Changed $59,900 SBOR
• 2025-12-02 Price Changed $65,000 SBOR
• 2025-10-31 Listed $37,900 SBOR
• 2022-09-06 Sold (Public Records) $55,000 Public Records
• 2022-09-02 Sold (MLS) $55,000 MLSOK
• 2022-08-10 Pending — MLSOK
• 2022-08-01 Price Changed $59,000 MLSOK
• 2022-08-01 Price Changed $55,000 MLSOK
• 2022-04-07 Listed $60,000 MLSOK
• 2015-10-26 Sold (Public Records) $75,000 Public Records
• 2007-08-31 Sold (Public Records) $40,000 Public Records
• 2007-08-30 Sold (MLS) $40,000 MLSOK
• 2007-04-20 Listed $45,000 MLSOK
• 1999-06-08 Sold (Public Records) $29,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $538 · +5.7% YoY. Source: county tax records.