309 S Birch Ave · Erick, OK 73645

$17,000

2 bd · 1.0 ba · 957 sqft · SingleFamily public records · 108 Days on market

Built 1925 10,498 sqft 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 Bedroom / 1 Bathroom Home Located at 309 S Birch Avenue. Home is Less than a Block from Erick Elementary Public School! Beckham County has a lot to Offer! New Windows, New Electrical and Plumbing! Kitchen is Fully Furnished with a New Builtin Electric Cooktop! Refrigerator, Dishwasher, Builtin Oven, Microwave and Deep Freezer all Stay with the Property. Workshop! 2 Car Detached Garage is just Outside the Backdoor. Home Sits on 3 lots, Plenty of Backyard and a Storm Shelter / in Ground Basement! Home is all Electric but Gas Meter is in the Alley and Home has Multiple Gas Hookups Inside. Laundry Room is on the Back End of the Home Beside the Back Door. Roof is Only 5 Years old. Book your Showing Today!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Other: Occupied: No; Home warranty: No; Listing status: Active; Days on market: 32; Directions available
• Financial info: Not assumable; Loan qualification unknown; Current tax amount listed
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required
• Home design: Single family residence; One-level property; Existing property; College Annex neighborhood
• Construction: Frame construction; Metal roof; Slab foundation; Built (existing)
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $17k).
• Recommended offer: $15k (9.0% below list) — sets the bar for market timing.

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 $896 of equity ($118 loan paydown + $778 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $15,470 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
6. 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.
7. 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: 5.12% ✓
• Cap rate: 47.14%
• Cash-on-cash: 145.88%
• DSCR: 7.49
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $77,517
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 E 3rd St	0.55mi	2/1.0	896 (-6%)	5mo	$47,000	$52	59
105 NW Boundry Rd	0.61mi	2/1.0	948 (-1%)	17mo	$77,250	$81	56
908 S Oak Ave	0.69mi	3/1.0 (+1)	1,009 (+5%)	11mo	$93,900	$93	44

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: —
• Equity multiple: 9.48×
• Total profit: $40,371
• Equity at exit: $9,196

10-year hold

• IRR: —
• Equity multiple: 19.99×
• Total profit: $90,399
• Equity at exit: $15,521

Cash invested: $4,760 (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: 1.6×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$89
• Tax from tax record: −$12 /mo · $148/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $579

Break-even live

Break-even rent $137

Max offer price $17,000

Occupancy floor 28%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $17,000 Active 108 DOM
2. 2026-06-17
   days on market $17,000 Active 107 DOM
3. 2026-06-16
   days on market $17,000 Active 106 DOM
4. 2026-06-15
   days on market $17,000 Active 105 DOM
5. 2026-06-13
   days on market $17,000 Active 103 DOM
6. 2026-06-12
   days on market $17,000 Active 102 DOM
7. 2026-06-09
   days on market $17,000 Active 99 DOM
8. 2026-06-08
   days on market $17,000 Active 98 DOM
9. 2026-06-08
   days on market $17,000 Active 97 DOM
10. 2026-06-07
    days on market $17,000 Active 96 DOM
11. 2026-06-04
    days on market $17,000 Active 93 DOM
12. 2026-06-02
    days on market $17,000 Active 92 DOM
13. 2026-06-01
    days on market $17,000 Active 91 DOM
14. 2026-05-31
    days on market $17,000 Active 90 DOM
15. 2026-03-18
    price $17,000
16. 2026-03-02
    listed $17,500 Active
17. 2025-08-22
    historical
18. 2025-01-08
    price $24,000
19. 2024-12-06
    price $28,000
20. 2024-11-21
    listed $29,900 Active
21. 2022-06-14
    soldstatus $25,000 Sold 721-char remark

    Show marketing remark (721 chars)

    Charming 2 Bedroom / 1 Bathroom Home Located at 309 S Birch Avenue. Home is Less than a Block from Erick Elementary Public School! Beckham County has a lot to Offer! New Windows, New Electrical and Plumbing! Kitchen is Fully Furnished with a New Builtin Electric Cooktop! Refrigerator, Dishwasher, Builtin Oven, Microwave and Deep Freezer all Stay with the Property. Workshop! 2 Car Detached Garage is just Outside the Backdoor. Home Sits on 3 lots, Plenty of Backyard and a Storm Shelter / in Ground Basement! Home is all Electric but Gas Meter is in the Alley and Home has Multiple Gas Hookups Inside. Laundry Room is on the Back End of the Home Beside the Back Door. Roof is Only 5 Years old. Book your Showing Today!

22. 2022-05-21
    status Pending 721-char remark

    Show marketing remark (721 chars)

    Charming 2 Bedroom / 1 Bathroom Home Located at 309 S Birch Avenue. Home is Less than a Block from Erick Elementary Public School! Beckham County has a lot to Offer! New Windows, New Electrical and Plumbing! Kitchen is Fully Furnished with a New Builtin Electric Cooktop! Refrigerator, Dishwasher, Builtin Oven, Microwave and Deep Freezer all Stay with the Property. Workshop! 2 Car Detached Garage is just Outside the Backdoor. Home Sits on 3 lots, Plenty of Backyard and a Storm Shelter / in Ground Basement! Home is all Electric but Gas Meter is in the Alley and Home has Multiple Gas Hookups Inside. Laundry Room is on the Back End of the Home Beside the Back Door. Roof is Only 5 Years old. Book your Showing Today!

23. 2022-04-19
    price $45,000 721-char remark

    Show marketing remark (721 chars)

    Charming 2 Bedroom / 1 Bathroom Home Located at 309 S Birch Avenue. Home is Less than a Block from Erick Elementary Public School! Beckham County has a lot to Offer! New Windows, New Electrical and Plumbing! Kitchen is Fully Furnished with a New Builtin Electric Cooktop! Refrigerator, Dishwasher, Builtin Oven, Microwave and Deep Freezer all Stay with the Property. Workshop! 2 Car Detached Garage is just Outside the Backdoor. Home Sits on 3 lots, Plenty of Backyard and a Storm Shelter / in Ground Basement! Home is all Electric but Gas Meter is in the Alley and Home has Multiple Gas Hookups Inside. Laundry Room is on the Back End of the Home Beside the Back Door. Roof is Only 5 Years old. Book your Showing Today!

24. 2022-03-24
    listed $59,900 Active 721-char remark

    Show marketing remark (721 chars)

    Charming 2 Bedroom / 1 Bathroom Home Located at 309 S Birch Avenue. Home is Less than a Block from Erick Elementary Public School! Beckham County has a lot to Offer! New Windows, New Electrical and Plumbing! Kitchen is Fully Furnished with a New Builtin Electric Cooktop! Refrigerator, Dishwasher, Builtin Oven, Microwave and Deep Freezer all Stay with the Property. Workshop! 2 Car Detached Garage is just Outside the Backdoor. Home Sits on 3 lots, Plenty of Backyard and a Storm Shelter / in Ground Basement! Home is all Electric but Gas Meter is in the Alley and Home has Multiple Gas Hookups Inside. Laundry Room is on the Back End of the Home Beside the Back Door. Roof is Only 5 Years old. Book your Showing Today!

ⓘ 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: $148 · $12/mo
• Projected year-2 tax: $153 · $13/mo
• Expected delta: +$5/yr ($0/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $10,439
• − Mortgage interest: −$952
• − Property taxes: −$148
• − Insurance: −$85
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$495
• Taxable income: $7,089
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $5,243/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

-71.6% since first listed

10 events — show timeline

• 2026-03-18 Price Changed $17,000 MLSOK
• 2026-03-02 Listed $17,500 MLSOK
• 2025-08-22 Listing Removed — MLSOK
• 2025-01-08 Price Changed $24,000 MLSOK
• 2024-12-06 Price Changed $28,000 MLSOK
• 2024-11-21 Listed $29,900 MLSOK
• 2022-06-14 Sold (MLS) $25,000 MLSOK
• 2022-05-21 Pending — MLSOK
• 2022-04-19 Price Changed $45,000 MLSOK
• 2022-03-24 Listed $59,900 MLSOK

Property tax history

+30.4%/yr

Latest (2025): $148 · +0.0% YoY. Source: county tax records.