10821 NE Seaside Ln · Elgin, OK 73538

$370,000

4 bd · 2.0 ba · 2,030 sqft · Land public records · 47 Days on market

Built 2021 1.00 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 +5.8/30.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Sold when listed

Key facts

• Spacious living area
• Split floor plan
• Natural light

Tags

• BRICK HOME
• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING AREA
• TRAY CEILINGS
• NATURAL LIGHT
• SPLIT FLOOR PLAN

Property features AI

Exterior

• Parking: 3 total parking spaces; 3 covered spaces; 3-car garage with garage door opener; Driveway; Has open parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Septic tank
• Home design: Single family residence; One story
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built on 1 acre lot; Gravel road access
• Exterior features: Covered patio; Patio; Fenced (other); Spa / hot tub

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $370k.

Deal economics

• At list price, monthly cash flow is $-741 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (43.3% below list).
• Recommended offer: $210k (43.3% 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 + $37k 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 47 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 4 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 $319k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,657 (43.3% 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 47 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.58%
• DSCR: 0.62
• GRM: 14.7

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: 2.49×
• Total profit: $154,249
• Equity at exit: $333,325

10-year hold

• IRR: 17.0%
• Equity multiple: 5.74×
• Total profit: $491,220
• Equity at exit: $718,829

Cash invested: $103,600 (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 73538

• Home prices YoY: 22.9%
• Active inventory: 96
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$303 /mo · $3,634/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-741

Break-even live

Break-even rent $3,035

Max offer price $239,094

Occupancy floor —

Sensitivity live

Price	-10% $-532	-5% $-636	+0% $-741	+5% $-846	+10% $-950
Rent	-10% $-907	-5% $-824	+0% $-741	+5% $-658	+10% $-575
Rate	-1.0pp $-555	-0.5pp $-647	base $-741	+0.5pp $-837	+1.0pp $-934

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-19
   status Pending
2. 2026-04-29
   status Active Under Contract
3. 2026-04-29
   price $370,000
4. 2026-03-24
   listed $380,000 Active
5. 2023-05-02
   soldstatus $319,000
6. 2023-05-01
   soldstatus $319,000 16-char remark

   Show marketing remark (16 chars)

   Sold when listed

7. 2023-03-01
   listed $319,000 16-char remark

   Show marketing remark (16 chars)

   Sold when listed

8. 2021-12-15
   soldstatus $287,000 16-char remark

   Show marketing remark (16 chars)

   Sold when listed

9. 2021-04-09
   listed $287,000 16-char remark

   Show marketing remark (16 chars)

   Sold when listed

ⓘ 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: $3,634 · $303/mo
• Projected year-2 tax: $3,634 · $303/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $25,159
• − Mortgage interest: −$20,726
• − Property taxes: −$3,634
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$10,764
• Taxable loss: −$15,840
• Est. tax savings @ 24.0%: +$3,802
• After-tax cash flow: $-5,091/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

+28.9% since first listed

9 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-29 Relisted — LBRMLS
• 2026-04-29 Price Changed $370,000 LBRMLS
• 2026-03-24 Listed $380,000 LBRMLS
• 2023-05-02 Sold (Public Records) $319,000 Public Records
• 2023-05-01 Sold (MLS) $319,000 LBRMLS
• 2023-03-01 Listed $319,000 LBRMLS
• 2021-12-15 Sold (MLS) $287,000 LBRMLS
• 2021-04-09 Listed $287,000 LBRMLS

Property tax history

+552.9%/yr

Latest (2025): $3,634 · -5.1% YoY. Source: county tax records.