321 W 1st St · Elk City, OK 73644

$82,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 357 Days on market

Built 1915 6,133 sqft lot Est $156k · 47% under ↓ 29% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Well recognized home @ Washington and 1st. Siding and roof recently replaced. Total remodel in 2005. 2 Living Areas. Alarm system. Lots of closet space. Office. Great corner lot. Deck and hot-tub.

Key facts

• Dedicated office
• Two story home
• Corner lot

Tags

• TWO STORY HOME
• CORNER LOT
• DEDICATED OFFICE
• DETACHED GARAGE

Property features AI

Finance

• Other: Property level described as two; Corner lot acreage approximately 0.1408 acres
• Financial info: Current asking price listed (not included here as financial detail); Assumable status unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Two-level residential single family home; Existing property; Located in the Elk City Ot addition; Homestead exempt
• Construction: Brick and frame with vinyl siding; Composition roof; Conventional foundation; Built (existing structure)
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Two living areas; Study/office

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $18k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $82k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 357 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 1915 — 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: 1.42% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Colorado Ave	0.39mi	2/2.0 (-1)	1,446 (+0%)	6mo	$200,000	$138	70
402 Mcarthur Blvd	0.42mi	3/2.0	1,480 (+3%)	7mo	$149,000	$101	70
401 Mcarthur Blvd	0.45mi	3/1.0	1,396 (-3%)	5mo	$150,000	$107	66
115 S Oliver Ave	0.32mi	2/2.0 (-1)	1,328 (-8%)	2mo	$132,000	$99	65
602 N Main St	0.24mi	3/2.0	1,626 (+13%)	7mo	$169,900	$104	61
406 Mcarthur Blvd	0.42mi	3/2.0	1,576 (+9%)	4mo	$170,000	$108	61
302 S Elk Ave	0.68mi	3/1.0	1,540 (+7%)	2mo	$50,000	$32	51
421 N Otis Ave	0.74mi	3/1.5	1,515 (+5%)	8mo	$167,500	$111	48
519 N State Ave	0.73mi	3/2.0	1,288 (-11%)	2mo	$142,500	$111	47
515 N Booth Ave	0.62mi	4/1.0 (+1)	1,334 (-7%)	8mo	$128,000	$96	43
606 E 3rd St	0.68mi	3/2.5	1,642 (+14%)	4mo	$305,000	$186	40
602 N Oklahoma Ave	0.64mi	3/3.0	1,640 (+14%)	4mo	$190,000	$116	39

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $9,428
• Equity at exit: $12,226

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $37,498
• Equity at exit: $7,090

Cash invested: $22,960 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $356

Break-even live

Break-even rent $709

Max offer price $82,000

Occupancy floor 64%

Sensitivity live

Price	-10% $403	-5% $380	+0% $356	+5% $333	+10% $310
Rent	-10% $265	-5% $311	+0% $356	+5% $402	+10% $448
Rate	-1.0pp $398	-0.5pp $377	base $356	+0.5pp $335	+1.0pp $314

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $82,000 Active 357 DOM
2. 2026-06-17
   days on market $82,000 Active 356 DOM
3. 2026-06-16
   days on market $82,000 Active 355 DOM
4. 2026-06-15
   days on market $82,000 Active 354 DOM
5. 2026-06-13
   days on market $82,000 Active 352 DOM
6. 2026-06-12
   days on market $82,000 Active 351 DOM
7. 2026-06-09
   days on market $82,000 Active 348 DOM
8. 2026-06-08
   days on market $82,000 Active 347 DOM
9. 2026-06-08
   days on market $82,000 Active 346 DOM
10. 2026-06-07
    days on market $82,000 Active 345 DOM
11. 2026-06-04
    days on market $82,000 Active 342 DOM
12. 2026-06-02
    days on market $82,000 Active 341 DOM
13. 2026-06-01
    days on market $82,000 Active 340 DOM
14. 2026-05-31
    days on market $82,000 Active 339 DOM
15. 2026-03-17
    price $82,000
16. 2025-09-25
    price $89,900
17. 2025-06-24
    listed $99,900 Active
18. 2022-07-11
    soldstatus $52,000
19. 2010-06-04
    soldstatus $109,000 196-char remark

    Show marketing remark (196 chars)

    Well recognized home @ Washington and 1st. Siding and roof recently replaced. Total remodel in 2005. 2 Living Areas. Alarm system. Lots of closet space. Office. Great corner lot. Deck and hot-tub.

20. 2010-06-04
    soldstatus $109,000

    Show marketing remark (196 chars)

    Well recognized home @ Washington and 1st. Siding and roof recently replaced. Total remodel in 2005. 2 Living Areas. Alarm system. Lots of closet space. Office. Great corner lot. Deck and hot-tub.

21. 2010-04-14
    listed $114,900 196-char remark

    Show marketing remark (196 chars)

    Well recognized home @ Washington and 1st. Siding and roof recently replaced. Total remodel in 2005. 2 Living Areas. Alarm system. Lots of closet space. Office. Great corner lot. Deck and hot-tub.

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,153 · $96/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 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $13,925
• − Mortgage interest: −$4,593
• − Property taxes: −$1,153
• − Insurance: −$410
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,385
• Taxable income: $3,155
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $3,520/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

-28.6% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $82,000 MLSOK
• 2025-09-25 Price Changed $89,900 MLSOK
• 2025-06-24 Listed $99,900 MLSOK
• 2022-07-11 Sold (Public Records) $52,000 Public Records
• 2010-06-04 Sold (Public Records) $109,000 Public Records
• 2010-06-04 Sold (MLS) $109,000 MLSOK
• 2010-04-14 Listed $114,900 MLSOK

Property tax history

+1.3%/yr

Latest (2025): $1,153 · +6.5% YoY. Source: county tax records.