403 N Randall Ave · Elk City, OK 73644

$105,000

2 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 1 Days on market

Built 1959 5,998 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 +21.3/30.0
• ARV discount +8.8/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2 bedroom brick home for sale in Elk City that blends timeless character with modern finishes. Original hardwood floors add warmth and charm throughout, while fresh interior paint creates a bright, move in ready feel. The kitchen is designed for both style and function, featuring granite countertops, a gas stove, and plenty of workspace for everyday living and entertaining. Recent plumbing updates provide added peace of mind. The completely remodeled bathroom showcases new tile, a modern double-sink vanity, and updated fixtures for a fresh, contemporary look. Additional features include a convenient 1-car attached garage and low-maintenance brick exterior. Whether you're

Key facts

• Updated brick home
• Remodeled bathroom
• Gas stove

Tags

• UPDATED BRICK HOME
• ORIGINAL HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• GAS STOVE
• REMODELED BATHROOM
• MODERN DOUBLE-SINK VANITY

Property features AI

Finance

• Other: Vacant / not occupied
• Financial info: Listing accepts Cash, Conventional, FHA, VA, Rural Housing Services; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One level; East-facing
• Construction: Brick construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Outbuildings; Chain link fencing; Interior lot

Interior

• Kitchen: Free‑standing gas range/oven; Microwave
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $154 ($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 $100k (4.5% below list).
• Recommended offer: $100k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.2% in Elk City — 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 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, amenities F, commute F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk City Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 753 students, 0% FRL); Elk City Ies (math 21% / reading 14%, grade F, #186 of 345 statewide, top 55%, 434 students, 0% FRL); Elk City Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 615 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: 125 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,270 (4.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $108,205
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 N Boone Ave	0.29mi	2/2.0	1,144 (+0%)	3mo	$100,000	$87	79
422 N Washington Ave	0.52mi	3/1.0 (+1)	1,150 (+1%)	1mo	$80,000	$70	69
1401 W 2nd St	0.21mi	2/1.0	986 (-13%)	1mo	$41,000	$42	67
420 N Howard Ave	0.09mi	3/1.0 (+1)	1,008 (-12%)	10mo	$18,500	$18	63
519 N State Ave	0.22mi	3/2.0 (+1)	1,288 (+13%)	2mo	$142,500	$111	57
1403 W Broadway Ave	0.30mi	3/1.0 (+1)	1,008 (-12%)	10mo	$80,000	$79	54
104 Brian Rd	0.57mi	2/1.0	1,256 (+10%)	3mo	$115,000	$92	54
107 Sondra Dr. Dr	0.73mi	3/2.0 (+1)	1,155 (+1%)	6mo	$165,000	$143	49
415 Eisenhower Blvd	0.57mi	3/1.0 (+1)	1,012 (-11%)	1mo	$97,000	$96	49
419 W 8th St	0.69mi	3/2.0 (+1)	1,150 (+1%)	14mo	$130,000	$113	46
109 Mary Dr	0.72mi	3/1.5 (+1)	1,200 (+5%)	13mo	$130,000	$108	40
906 Halsey Dr	0.46mi	3/1.0 (+1)	970 (-15%)	12mo	$92,000	$95	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,271
• Equity at exit: $15,656

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,108
• Equity at exit: $9,078

Cash invested: $29,400 (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 73644

• Home prices YoY: -24.0%
• Active inventory: 125
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $154

Break-even live

Break-even rent $808

Max offer price $105,000

Occupancy floor 80%

Sensitivity live

Price	-10% $213	-5% $183	+0% $154	+5% $124	+10% $94
Rent	-10% $74	-5% $114	+0% $154	+5% $193	+10% $233
Rate	-1.0pp $206	-0.5pp $180	base $154	+0.5pp $126	+1.0pp $99

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $105,000 Pending 1 DOM

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$415/yr (+$35/mo · 78.3%)

ⓘ 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 6/10 Major 7 d/yr ≥104°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: $12,032
• − Mortgage interest: −$5,882
• − Property taxes: −$530
• − Insurance: −$525
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$3,055
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $1,815/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: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -56.11%
• Current HPI: 178.0217
• 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

2 events — show timeline

• 2026-06-20 Pending — MLSOK
• 2026-06-19 Listed $105,000 MLSOK

Property tax history

+7.6%/yr

Latest (2025): $530 · +10.2% YoY. Source: county tax records.