517 W Woodson Ave · El Reno, OK 73036

$111,460

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 129 Days on market

Built 1940 6,251 sqft lot Est $176k · 37% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great house to fix up. If you are handy at remodeling here it is.

Key facts

• Central el reno
• New back patio
• 6,251 sq ft lot

Tags

• RECENTLY INSTALLED HVAC SYSTEM
• NEW BACK PATIO
• CENTRAL EL RENO

Property features AI

Finance

• Other: Homestead not claimed; No historical designation; Occupied; Price reduced
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Two-story; North-facing; Residential property; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation
• Exterior features: Covered patio; Covered porch; Wood fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.8% in El Reno — 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 67/100 on livability (#95 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• El Reno (town): math 12% / reading 15% proficiency, ranked #232 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hillcrest Es (325 students, 0% FRL); El Reno Hs (math 16% / reading 19%, grade F, #307 of 447 statewide, top 69%, 980 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 280 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $771 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $111k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $98,084 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1940 — 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: 1.24% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $176,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 N Rock Island Ave	0.41mi	3/2.0	1,314 (-1%)	3mo	$183,500	$140	73
111 N Admire Ave	0.10mi	2/1.0 (-1)	1,218 (-8%)	6mo	$139,000	$114	72
901 W Wade St	0.26mi	3/2.5	1,364 (+3%)	8mo	$155,000	$114	70
718 S Choctaw Ave	0.45mi	3/2.0	1,360 (+3%)	3mo	$181,000	$133	68
518 S Ellison Ave	0.30mi	3/2.0	1,442 (+9%)	1mo	$207,800	$144	67
709 S Hadden St	0.48mi	2/1.0 (-1)	1,297 (-2%)	5mo	$100,000	$77	64
520 S Reno Ave	0.36mi	4/2.0 (+1)	1,256 (-5%)	1mo	$176,000	$140	64
605 W Cheyenne St	0.38mi	3/2.0	1,200 (-10%)	4mo	$160,000	$133	59
1117 W London St	0.44mi	3/2.0	1,508 (+14%)	6mo	$136,000	$90	48
819 S Macomb Ave	0.68mi	3/1.5	1,507 (+14%)	1mo	$180,900	$120	43
1501 W Watts St	0.72mi	3/1.5	1,175 (-11%)	4mo	$169,000	$144	42
811 S Hoff Ave	0.72mi	2/1.0 (-1)	1,448 (+9%)	7mo	$175,000	$121	40

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $7,928
• Equity at exit: $16,619

10-year hold

• IRR: 16.8%
• Equity multiple: 2.45×
• Total profit: $45,220
• Equity at exit: $9,637

Cash invested: $31,209 (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 73036

• Home prices YoY: -3.3%
• Rents YoY: 4.2%
• Active inventory: 280
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$585
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $382

Break-even live

Break-even rent $901

Max offer price $111,460

Occupancy floor 67%

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: $27,865
• Closing costs: $3,344
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 W Clarke St El Reno, OK	3.0	2.0	1768	$1,395	$0.79	1d	1	0.31mi
607 N Evans Ave El Reno, OK	2.0	1.0	1032	$1,025	$0.99	1d	1	0.38mi
819 S Wilson Ave El Reno, OK	3.0	2.0	1200	$1,325	$1.10	4d	1	0.61mi
819 S Wilson Ave Unit 819 El Reno, OK	3.0	2.0	1200	$1,325	$1.10	1d	1	0.61mi
1031 S Ellison Ave El Reno, OK	3.0	2.0	1601	$1,500	$0.94	1d	1	0.81mi
1109 S Ellison Ave El Reno, OK	2.0	2.0	1595	$1,360	$0.85	1d	1	0.90mi
1320 E Cavanaugh St El Reno, OK	3.0	2.0	1222	$1,400	$1.15	10d	1	1.29mi
1915 S Jensen Ave El Reno, OK	3.0	1.5	1402	$1,400	$1.00	1d	1	1.32mi
1543 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	1d	1	1.37mi
1541 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	1d	1	1.40mi
1541 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	4d	1	1.40mi
702 Amity Ln El Reno, OK	2.0	2.0	1487	$1,550	$1.04	1d	1	1.40mi

Listing history 31 events

1. 2026-06-18
   days on market $111,460 Active 129 DOM
2. 2026-06-17
   days on market $111,460 Active 128 DOM
3. 2026-06-16
   days on market $111,460 Active 127 DOM
4. 2026-06-16
   price $111,460 Active 126 DOM
5. 2026-06-15
   days on market $117,325 Active 126 DOM
6. 2026-06-13
   days on market $117,325 Active 124 DOM
7. 2026-06-13
   days on market $117,325 Active 123 DOM
8. 2026-06-09
   days on market $117,325 Active 120 DOM
9. 2026-06-08
   days on market $117,325 Active 119 DOM
10. 2026-06-07
    days on market $117,325 Active 118 DOM
11. 2026-06-05
    days on market $117,325 Active 115 DOM
12. 2026-06-03
    days on market $117,325 Active 114 DOM
13. 2026-06-02
    days on market $117,325 Active 113 DOM
14. 2026-06-01
    days on market $117,325 Active 112 DOM
15. 2026-05-31
    days on market $117,325 Active 111 DOM
16. 2026-05-03
    price $117,325
17. 2026-03-22
    price $123,500
18. 2026-02-08
    listed $130,000 Active
19. 2024-11-11
    historical $950
20. 2024-10-15
    listed $950
21. 2023-11-09
    soldstatus $56,000
22. 2023-11-08
    soldstatus $56,000 Closed 65-char remark

    Show marketing remark (65 chars)

    Great house to fix up. If you are handy at remodeling here it is.

23. 2023-09-25
    status Pending 65-char remark

    Show marketing remark (65 chars)

    Great house to fix up. If you are handy at remodeling here it is.

24. 2023-08-23
    price $63,777 65-char remark

    Show marketing remark (65 chars)

    Great house to fix up. If you are handy at remodeling here it is.

25. 2023-05-11
    listed $69,500 Active 65-char remark

    Show marketing remark (65 chars)

    Great house to fix up. If you are handy at remodeling here it is.

26. 2023-02-26
    historical
27. 2023-01-10
    status Pending
28. 2023-01-10
    status Active
29. 2023-01-06
    historical
30. 2022-07-23
    listed $58,500 Active
31. 1996-08-12
    soldstatus $17,000

ⓘ 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: $970 · $81/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$33/yr (+$3/mo · 3.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,614
• − Mortgage interest: −$6,243
• − Property taxes: −$970
• − Insurance: −$557
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,242
• Taxable income: $2,942
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,877/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: El Reno
• NCES district ID: 4010650
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 15% ▼ -9.00%
• Median HH income: $44,689
• Composite: 12.01/100
• National rank: #9664
• State rank: #232 of 270 in OK

Livability — El Reno

• Score: 67/100
• State rank: #95
• US rank: #10933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Reno, OK
• County: Canadian County · 154,341 people
• City population: 21,387
• Metro: Oklahoma City, OK
• Population (ZIP): 21,387
• Household income: $59,915
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 580.0

Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Two or more races 8% Native American 8% Black 6%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.37%
• Current HPI: 334.5896
• Rent YoY: ▲ 4.19%
• Metro: Oklahoma City, 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

+590.1% since first listed

16 events — show timeline

• 2026-05-03 Price Changed $117,325 MLSOK
• 2026-03-22 Price Changed $123,500 MLSOK
• 2026-02-08 Listed $130,000 MLSOK
• 2024-11-11 Rental Removed $950 RENTEC
• 2024-10-15 Listed for Rent $950 RENTEC
• 2023-11-09 Sold (Public Records) $56,000 Public Records
• 2023-11-08 Sold (MLS) $56,000 MLSOK
• 2023-09-25 Pending — MLSOK
• 2023-08-23 Price Changed $63,777 MLSOK
• 2023-05-11 Listed $69,500 MLSOK
• 2023-02-26 Listing Removed — MLSOK
• 2023-01-10 Pending — MLSOK
• 2023-01-10 Relisted — MLSOK
• 2023-01-06 Listing Removed — MLSOK
• 2022-07-23 Listed $58,500 MLSOK
• 1996-08-12 Sold (Public Records) $17,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $970 · +6.0% YoY. Source: county tax records.