300 S Cedar Ave · Erick, OK 73645

$135,000

3 bd · 1.0 ba · 1,696 sqft · SingleFamily public records · 24 Days on market

Built 1925 0.27 ac lot

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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 +17.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +5.3/10.0
• Schools +4.8/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly Updated Three Bedroom, 1 Bath Home! Kitchen And Bathroom Have Been Newly Updated, Complete With LED Lights!! All Appliances Stay! Bathroom Has A Jetted Tub And Newly Tiled Shower! Walls Have All Been Repainted. New Gas Lines Recently Installed. Updates Still Being Completed! Flooring Will Be Installed In The Hall And Living Room With The Same As What Is In The Kitchen Soon. Bedrooms Will Have All New Carpet. The Home, Porch, Soffits And Fascia Will Also Be Repainted. If Buyer Contracts Soon, Paint Choice Can Be Selected By The Buyer. Nice Metal Roof Put On In 2011. Back Patio, Partially Enclosed Is Great For Entertaining And Walking Distance To Erick School! Schedule Your Private Showing Today!

Key facts

• Updated electrical
• New plumbing
• Extensive updates

Tags

• TURN-KEY HOME
• EXTENSIVE UPDATES
• NEW PLUMBING
• UPDATED ELECTRICAL
• NEW SUBFLOORING
• FOUR NEW MINI-SPLIT UNITS

Property features AI

Finance

• Other: Living area reported as 1,696 (assessor)
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead eligible
• Home design: Single-family residence; One level; West-facing
• Construction: Frame construction; Metal roof; Slab foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Porch; Corner lot; Below-ground storm shelter

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $112k (17.3% below list).
• Recommended offer: $112k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#218 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Erick (rural): math 50% / reading 60% proficiency, ranked #19 of 513 in OK (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Erick Es (math 52% / reading 57%, grade C, #23 of 845 statewide, top 3%, 152 students, 0% FRL); Erick Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 57 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Erick average; the district grade overstates school quality for this exact location.
• Market conditions: 19 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($933 loan paydown + $6k appreciation (4.6% local appreciation)).
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $42k; list at $135k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,583 (17.3% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $66,144
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 S Maple Ave	0.26mi	3/1.0	1,728 (+2%)	15mo	$35,000	$20	73
302 S Highland Dr	0.21mi	4/2.0 (+1)	1,632 (-4%)	14mo	$157,000	$96	63
301 E Roger Miller Blvd	0.53mi	3/2.0	1,896 (+12%)	12mo	$74,000	$39	42

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

Projected returns pro-forma

4.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.89×
• Total profit: $33,748
• Equity at exit: $73,030

10-year hold

• IRR: 15.2%
• Equity multiple: 3.60×
• Total profit: $98,369
• Equity at exit: $123,258

Cash invested: $37,800 (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 73645

• Home prices YoY: 4.4%
• Active inventory: 19
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $94

Break-even live

Break-even rent $997

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $135,000 Active 24 DOM
2. 2026-06-17
   days on market $135,000 Active 23 DOM
3. 2026-06-16
   days on market $135,000 Active 22 DOM
4. 2026-06-15
   days on market $135,000 Active 21 DOM
5. 2026-06-13
   days on market $135,000 Active 19 DOM
6. 2026-06-12
   days on market $135,000 Active 18 DOM
7. 2026-06-09
   days on market $135,000 Active 15 DOM
8. 2026-06-08
   days on market $135,000 Active 14 DOM
9. 2026-06-08
   days on market $135,000 Active 13 DOM
10. 2026-06-07
    days on market $135,000 Active 12 DOM
11. 2026-06-04
    days on market $135,000 Active 9 DOM
12. 2026-06-02
    days on market $135,000 Active 8 DOM
13. 2026-06-01
    days on market $135,000 Active 7 DOM
14. 2026-05-31
    days on market $135,000 Active 6 DOM
15. 2026-05-20
    listed $135,000 Active
16. 2025-02-28
    status Active
17. 2024-09-06
    price $86,900
18. 2024-07-17
    price $89,900
19. 2024-06-28
    price $95,900
20. 2024-04-04
    listed $99,900 Active
21. 2020-06-23
    soldstatus $42,500 709-char remark

    Show marketing remark (709 chars)

    Newly Updated Three Bedroom, 1 Bath Home! Kitchen And Bathroom Have Been Newly Updated, Complete With LED Lights!! All Appliances Stay! Bathroom Has A Jetted Tub And Newly Tiled Shower! Walls Have All Been Repainted. New Gas Lines Recently Installed. Updates Still Being Completed! Flooring Will Be Installed In The Hall And Living Room With The Same As What Is In The Kitchen Soon. Bedrooms Will Have All New Carpet. The Home, Porch, Soffits And Fascia Will Also Be Repainted. If Buyer Contracts Soon, Paint Choice Can Be Selected By The Buyer. Nice Metal Roof Put On In 2011. Back Patio, Partially Enclosed Is Great For Entertaining And Walking Distance To Erick School! Schedule Your Private Showing Today!

22. 2020-05-04
    listed $49,900 709-char remark

    Show marketing remark (709 chars)

    Newly Updated Three Bedroom, 1 Bath Home! Kitchen And Bathroom Have Been Newly Updated, Complete With LED Lights!! All Appliances Stay! Bathroom Has A Jetted Tub And Newly Tiled Shower! Walls Have All Been Repainted. New Gas Lines Recently Installed. Updates Still Being Completed! Flooring Will Be Installed In The Hall And Living Room With The Same As What Is In The Kitchen Soon. Bedrooms Will Have All New Carpet. The Home, Porch, Soffits And Fascia Will Also Be Repainted. If Buyer Contracts Soon, Paint Choice Can Be Selected By The Buyer. Nice Metal Roof Put On In 2011. Back Patio, Partially Enclosed Is Great For Entertaining And Walking Distance To Erick School! Schedule Your Private Showing Today!

23. 2018-09-12
    historical
24. 2018-03-20
    listed $39,900
25. 2009-09-01
    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: $283 · $24/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$932/yr (+$78/mo · 329.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,390
• − Mortgage interest: −$7,562
• − Property taxes: −$283
• − Insurance: −$675
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,927
• Taxable loss: −$1,200
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,413/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: Erick
• NCES district ID: 4011040
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $39,189
• Composite: 47.69/100
• National rank: #4918
• State rank: #19 of 513 in OK

Livability — Erick

• Score: 63/100
• State rank: #218
• US rank: #15619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erick, OK
• Population (ZIP): 1,090

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 1%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.57%
• Current HPI: 108.667
• 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

+382.1% since first listed

11 events — show timeline

• 2026-05-20 Listed $135,000 MLSOK
• 2025-02-28 Relisted — MLSOK
• 2024-09-06 Price Changed $86,900 MLSOK
• 2024-07-17 Price Changed $89,900 MLSOK
• 2024-06-28 Price Changed $95,900 MLSOK
• 2024-04-04 Listed $99,900 MLSOK
• 2020-06-23 Sold (MLS) $42,500 MLSOK
• 2020-05-04 Listed $49,900 MLSOK
• 2018-09-12 Listing Removed — MLSOK
• 2018-03-20 Listed $39,900 MLSOK
• 2009-09-01 Sold (Public Records) $28,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $283 · -0.4% YoY. Source: county tax records.