323 Ave J · Beaver, OK 73932

$125,000

4 bd · 2.0 ba · 1,552 sqft · SingleFamily public records · 199 Days on market

Built 1975 0.32 ac lot Est $106k · 18% over

---

Why this score? — see what drove the C- 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 +22.3/30.0
• Appreciation +7.6/10.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

Key facts

• Carport
• Finished basement
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• FINISHED BASEMENT
• DETACHED GARAGE
• CARPORT
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#126 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Beaver (rural): math 30% / reading 35% proficiency, ranked #214 of 513 in OK (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beaver Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 191 students, 0% FRL); Beaver Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 69 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: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (5.2% local appreciation)).
• Beaver County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1975 — 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 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?
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: 1.02% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $105,536
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Ave J	0.00mi	3/2.0 (-1)	1,652 (+6%)	1mo	$127,500	$77	83
423 Avenue L	0.16mi	3/2.0 (-1)	1,400 (-10%)	3mo	$95,000	$68	69
521 W First St	0.19mi	3/2.0 (-1)	1,731 (+12%)	3mo	$65,000	$38	64
502 Avenue K	0.11mi	3/1.0 (-1)	1,410 (-9%)	9mo	$80,000	$57	63
815 Avenue F	0.44mi	3/2.0 (-1)	1,480 (-5%)	14mo	$70,070	$47	55
622 Avenue F	0.38mi	3/2.0 (-1)	1,752 (+13%)	5mo	$125,000	$71	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.23×
• Total profit: $42,976
• Equity at exit: $72,029

10-year hold

• IRR: 19.1%
• Equity multiple: 4.37×
• Total profit: $118,099
• Equity at exit: $125,311

Cash invested: $35,000 (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 73932

• Home prices YoY: 4.0%
• Active inventory: 16
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $205

Break-even live

Break-even rent $1,018

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $276	-5% $240	+0% $205	+5% $170	+10% $134
Rent	-10% $104	-5% $155	+0% $205	+5% $256	+10% $306
Rate	-1.0pp $268	-0.5pp $237	base $205	+0.5pp $173	+1.0pp $140

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-30
   historical Active Under Contract 406-char remark

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

2. 2026-03-30
   status Pending

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

3. 2026-02-22
   price $125,000 406-char remark

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

4. 2026-02-22
   price $125,000

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

5. 2026-01-18
   price $147,500 406-char remark

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

6. 2026-01-18
   price $147,000

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

7. 2025-12-08
   price $157,500 406-char remark

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

8. 2025-12-08
   price $157,000

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

9. 2025-12-01
   price $169,500 406-char remark

   Show marketing remark (406 chars)

   This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

10. 2025-10-16
    price $169,500
11. 2025-09-12
    listed $175,500 Active 406-char remark

    Show marketing remark (406 chars)

    This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

12. 2025-09-12
    listed $175,500 Active

    Show marketing remark (406 chars)

    This beautifully updated 3 bedroom, 2 bath home sits on a spacious corner lot and offers the perfect blend of comfort and style. Inside, you'll love the modern touches including gorgeous granite countertops and a finished basement perfect for extra living space or storage. Outside features a detached garage, carport, and plenty of room to spread out. Don't miss your chance to own this move-in ready gem!

13. 2017-08-30
    soldstatus $117,000
14. 2013-10-24
    soldstatus $117,100
15. 2007-04-23
    soldstatus $73,000

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,327
• − Mortgage interest: −$7,002
• − Property taxes: −$1,156
• − Insurance: −$625
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,636
• Taxable income: $455
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,352/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: Beaver
• NCES district ID: 4003750
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $46,714
• Composite: 30.68/100
• National rank: #11435
• State rank: #214 of 513 in OK

Livability — Beaver

• Score: 66/100
• State rank: #126
• US rank: #12291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver, OK
• Population (ZIP): 1,930

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 5,381 people
• By 2030: 5,465 · +1.6%
• By 2040: 5,336 · -0.8%
• By 2050: 5,561 · +3.3%
• By 2075: 7,051 · +31.0%
• By 2100: 9,341 · +73.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 28% Two or more races 11%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Beaver

• 2024 margin: Solid R (+83.8) · D 7.4% · R 91.2% · Other 1.3%
• 2008→2024 swing: -5.3pp toward R · 2008: -78.5pp · 2024: -83.8pp
• All cycles: 2024: R+83.8 2020: R+81.6 2016: R+81.0 2012: R+78.9 2008: R+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 135.2376
• 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

+71.2% since first listed

15 events — show timeline

• 2026-03-30 Contingent — NWOAR
• 2026-03-30 Pending — MLSOK
• 2026-02-22 Price Changed $125,000 NWOAR
• 2026-02-22 Price Changed $125,000 MLSOK
• 2026-01-18 Price Changed $147,500 NWOAR
• 2026-01-18 Price Changed $147,000 MLSOK
• 2025-12-08 Price Changed $157,500 NWOAR
• 2025-12-08 Price Changed $157,000 MLSOK
• 2025-12-01 Price Changed $169,500 NWOAR
• 2025-10-16 Price Changed $169,500 MLSOK
• 2025-09-12 Listed $175,500 MLSOK
• 2025-09-12 Listed $175,500 NWOAR
• 2017-08-30 Sold (Public Records) $117,000 Public Records
• 2013-10-24 Sold (Public Records) $117,100 Public Records
• 2007-04-23 Sold (Public Records) $73,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,156 · -1.0% YoY. Source: county tax records.