421 S Elm St · Mooreland, OK 73852

$109,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 85 Days on market

Built 1935 6,970 sqft lot Est $108k · at est.

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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 +20.1/30.0
• ARV discount +7.2/15.0
• Appreciation +6.9/10.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Take a look at this quaint move in ready home that is located in the highly sought after Mooreland school district. Sitting on a large corner lot this home features 3 beds, 1 bath, inside utility, detached garage, and a patio that is perfect for entertaining. Multiple updates have been made in recent years that you'll want to check out for yourself. Call today to set up your showing!

Key facts

• Large corner lot
• Newer appliances
• Ample cabinet space

Tags

• LARGE CORNER LOT
• FUNCTIONAL LAYOUT
• AMPLE CABINET SPACE
• TILE FLOORING
• NEWER APPLIANCES
• HUGE ADDED ON MUDROOM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story; Faces east
• Construction: Composition roof
• Exterior features: Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Water softener
• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Storm windows; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (2.7% below list).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#85 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Mooreland (rural): math 20% / reading 29% proficiency, ranked #103 of 270 in OK (top 38%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 2 units permitted in Woodward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($754 loan paydown + $4k appreciation (3.8% local appreciation)).
• Woodward County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 0.97% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $108,272
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 N Main St	0.53mi	3/1.0 (+1)	1,000 (-7%)	16mo	$65,000	$65	46
742 Cynthia Dr	0.37mi	3/1.0 (+1)	1,222 (+14%)	14mo	$123,000	$101	43
410 N Elm St	0.52mi	2/2.0	1,168 (+9%)	22mo	$52,000	$45	38
911 S Santa Fe St	0.39mi	3/2.0 (+1)	1,190 (+11%)	23mo	$132,200	$111	36

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

Projected returns pro-forma

3.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.86×
• Total profit: $26,240
• Equity at exit: $53,836

10-year hold

• IRR: 15.7%
• Equity multiple: 3.49×
• Total profit: $75,942
• Equity at exit: $86,933

Cash invested: $30,520 (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 73852

• Home prices YoY: 1.7%
• Active inventory: 7
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $135

Break-even live

Break-even rent $889

Max offer price $109,000

Occupancy floor 82%

Sensitivity live

Price	-10% $197	-5% $166	+0% $135	+5% $104	+10% $73
Rent	-10% $51	-5% $93	+0% $135	+5% $177	+10% $219
Rate	-1.0pp $190	-0.5pp $163	base $135	+0.5pp $107	+1.0pp $78

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   statusdays on market $109,000 Active Under Contract 85 DOM
2. 2026-06-18
   days on market $109,000 Active 83 DOM
3. 2026-06-17
   days on market $109,000 Active 82 DOM
4. 2026-06-16
   days on market $109,000 Active 81 DOM
5. 2026-06-15
   days on market $109,000 Active 80 DOM
6. 2026-06-13
   days on market $109,000 Active 78 DOM
7. 2026-06-12
   days on market $109,000 Active 77 DOM
8. 2026-06-09
   days on market $109,000 Active 74 DOM
9. 2026-06-08
   days on market $109,000 Active 73 DOM
10. 2026-06-08
    days on market $109,000 Active 72 DOM
11. 2026-06-05
    days on market $109,000 Active 70 DOM
12. 2026-06-04
    days on market $109,000 Active 68 DOM
13. 2026-06-02
    days on market $109,000 Active 67 DOM
14. 2026-06-01
    days on market $109,000 Active 66 DOM
15. 2026-05-31
    days on market $109,000 Active 65 DOM
16. 2026-05-18
    price $109,000
17. 2026-04-28
    price $114,900
18. 2026-04-10
    price $116,500
19. 2026-03-27
    listed $118,000 Active
20. 2023-03-01
    soldstatus $88,667
21. 2023-02-28
    soldstatus $89,000 386-char remark

    Show marketing remark (386 chars)

    Take a look at this quaint move in ready home that is located in the highly sought after Mooreland school district. Sitting on a large corner lot this home features 3 beds, 1 bath, inside utility, detached garage, and a patio that is perfect for entertaining. Multiple updates have been made in recent years that you'll want to check out for yourself. Call today to set up your showing!

22. 2022-11-01
    listed $89,500 386-char remark

    Show marketing remark (386 chars)

    Take a look at this quaint move in ready home that is located in the highly sought after Mooreland school district. Sitting on a large corner lot this home features 3 beds, 1 bath, inside utility, detached garage, and a patio that is perfect for entertaining. Multiple updates have been made in recent years that you'll want to check out for yourself. Call today to set up your showing!

23. 2014-02-03
    soldstatus $53,000
24. 2014-01-31
    soldstatus $53,000 108-char remark

    Show marketing remark (108 chars)

    Small, older home with some updates that make it attractive for a small family or as an investment property.

25. 2013-11-07
    listed $55,000 108-char remark

    Show marketing remark (108 chars)

    Small, older home with some updates that make it attractive for a small family or as an investment property.

26. 2006-03-14
    soldstatus $40,500
27. 2004-08-11
    soldstatus $28,000

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/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 5/10 Major

Taxation est. · year 1

• Rental income: $12,721
• − Mortgage interest: −$6,106
• − Property taxes: −$1,027
• − Insurance: −$545
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$3,171
• Taxable loss: −$163
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,657/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: Mooreland
• NCES district ID: 4020280
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $51,605
• Composite: 21.77/100
• National rank: #8254
• State rank: #103 of 270 in OK

Livability — Mooreland

• Score: 67/100
• State rank: #85
• US rank: #10554

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mooreland, OK
• Population (ZIP): 2,509

Population outlook (Woodward County) Hauer SSP2

• Today (2025): 24,787 people
• By 2030: 26,517 · +7.0%
• By 2040: 30,299 · +22.2%
• By 2050: 34,449 · +39.0%
• By 2075: 46,083 · +85.9%
• By 2100: 54,639 · +120.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Woodward

• 2024 margin: Solid R (+72.0) · D 13.2% · R 85.2% · Other 1.6%
• 2008→2024 swing: -6.8pp toward R · 2008: -65.2pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+72.0 2016: R+72.1 2012: R+68.0 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.77%
• Current HPI: 220.5065
• 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

+289.3% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $109,000 NWOAR
• 2026-04-28 Price Changed $114,900 NWOAR
• 2026-04-10 Price Changed $116,500 NWOAR
• 2026-03-27 Listed $118,000 NWOAR
• 2023-03-01 Sold (Public Records) $88,667 Public Records
• 2023-02-28 Sold (MLS) $89,000 NWOAR
• 2022-11-01 Listed $89,500 NWOAR
• 2014-02-03 Sold (Public Records) $53,000 Public Records
• 2014-01-31 Sold (MLS) $53,000 NWOAR
• 2013-11-07 Listed $55,000 NWOAR
• 2006-03-14 Sold (Public Records) $40,500 Public Records
• 2004-08-11 Sold (Public Records) $28,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,027 · +4.2% YoY. Source: county tax records.