802--806 E Poplar Ave · Enid, OK 73701

$124,700

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 117 Days on market

Built 1970

---

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).

• Cash flow +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

WOW, what an amazing Home. .. .. .. .. .. all ready for a new owner. This home has been beautifully maintained. the HUGE VACANT LOT SELLS WITH THIS HOME. Big corner. Lots of space. large bedrooms and fresh clean Kitchen with nice appliances. This is a MUST SEE home. Call for a private viewing;

Key facts

• Lots of space
• Big corner
• Huge vacant lot

Tags

• HUGE VACANT LOT
• BIG CORNER
• LOTS OF SPACE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence (single house); 1 story; South-facing
• Construction: Wood siding; Composition roof
• Exterior features: Covered patio; Patio; Storm door(s); Chain link fence; Corner lot

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Concrete; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Pantry; Entrance foyer; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $42 ($499/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 $102k (17.9% below list).
• Recommended offer: $102k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coolidge Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 381 students, 0% FRL); Longfellow Ms (math 8% / reading 12%, grade F, #277 of 345 statewide, top 83%, 503 students, 0% FRL); Enid Hs (math 14% / reading 26%, grade F, #236 of 447 statewide, top 61%, 2,252 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.2%/yr); 84 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $862 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $30k; list at $125k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $102,327 (17.9% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $67,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 N 10th St	0.14mi	3/1.0	1,092 (+4%)	4mo	$25,000	$23	84
1006 N 14th St	0.55mi	3/1.0	1,056 (+0%)	0mo	$77,000	$73	74
753 N 12th St	0.49mi	2/1.0 (-1)	1,068 (+1%)	4mo	$7,000	$7	66
1205 N 14th St	0.52mi	3/1.0	1,106 (+5%)	5mo	$105,500	$95	63
1517 N Kennedy St	0.47mi	3/1.0	968 (-8%)	2mo	$90,000	$93	63
714 N 14th St	0.65mi	3/1.0	1,094 (+4%)	1mo	$70,000	$64	62
1905 Mimosa Dr	0.55mi	2/1.5 (-1)	1,075 (+2%)	2mo	$63,000	$59	62
730 N 14th St	0.63mi	3/2.0	1,022 (-3%)	5mo	$70,000	$68	57
1402 N 16th St	0.60mi	3/1.5	1,131 (+7%)	2mo	$91,500	$81	56
322 N 11th St	0.74mi	2/1.0 (-1)	1,090 (+4%)	0mo	$29,000	$27	54
1722 N 3rd St	0.62mi	2/1.0 (-1)	1,130 (+7%)	2mo	$50,000	$44	52
1018 E Pine Ave	0.62mi	2/1.0 (-1)	1,182 (+12%)	4mo	$55,000	$47	42

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 · 3.16% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-17,437
• Equity at exit: $18,593

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-11,270
• Equity at exit: $10,782

Cash invested: $34,916 (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 73701

• Home prices YoY: -30.2%
• Rents YoY: 3.2%
• Active inventory: 84
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$654
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $42

Break-even live

Break-even rent $971

Max offer price $124,700

Occupancy floor 91%

Sensitivity live

Price	-10% $112	-5% $77	+0% $42	+5% $6	+10% $-29
Rent	-10% $-39	-5% $1	+0% $42	+5% $82	+10% $122
Rate	-1.0pp $104	-0.5pp $73	base $42	+0.5pp $9	+1.0pp $-24

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: $31,175
• Closing costs: $3,741
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $124,700 Active 117 DOM
2. 2026-06-21
   days on market $124,700 Active 116 DOM
3. 2026-06-19
   days on market $124,700 Active 114 DOM
4. 2026-06-18
   days on market $124,700 Active 113 DOM
5. 2026-06-17
   days on market $124,700 Active 112 DOM
6. 2026-06-16
   days on market $124,700 Active 111 DOM
7. 2026-06-15
   days on market $124,700 Active 110 DOM
8. 2026-06-14
   days on market $124,700 Active 108 DOM
9. 2026-06-12
   pricedays on market $124,700 Active 107 DOM
10. 2026-06-09
    days on market $124,900 Active 104 DOM
11. 2026-06-08
    days on market $124,900 Active 103 DOM
12. 2026-06-07
    days on market $124,900 Active 102 DOM
13. 2026-06-02
    days on market $124,900 Active 97 DOM
14. 2026-06-01
    days on market $124,900 Active 96 DOM
15. 2026-05-31
    days on market $124,900 Active 95 DOM
16. 2026-05-30
    days on market $124,900 Active 94 DOM
17. 2026-04-11
    status Active
18. 2026-03-05
    historical Active Under Contract
19. 2026-02-25
    listed $124,900 Active
20. 2007-12-31
    soldstatus $30,000

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$391/yr (+$33/mo · 53.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,279
• − Mortgage interest: −$6,985
• − Property taxes: −$731
• − Insurance: −$624
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$3,628
• Taxable loss: −$1,653
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $895/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 24,476
• Household income: $50,843
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 576.0

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 11% Pacific Islander 10% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Asian/Pacific 6%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.42%
• Current HPI: 169.408
• Rent YoY: ▲ 3.16%
• Metro: Enid, 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

+316.3% since first listed

4 events — show timeline

• 2026-04-11 Relisted — NWOAR
• 2026-03-05 Contingent — NWOAR
• 2026-02-25 Listed $124,900 NWOAR
• 2007-12-31 Sold (Public Records) $30,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $731 · +9.6% YoY. Source: county tax records.