20 Echo Ln · Harrah, OK 73045

$170,000

3 bd · 2.0 ba · 1,115 sqft · SingleFamily public records · 4 Days on market

Built 1980 0.26 ac lot Est $177k · 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 +19.8/30.0
• ARV discount +9.3/15.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HEAT AND AIR RECENTLY REPLACED. VERY NICE FLOOR PLAN FOR MODEST SIZED HOME, BACK YARD ACCESS FOR RV, BOAT ETC. CURTAINS AND KIT STOVE RES. TAXES REFLECT DOUBLE EXEMPTION & WILL GO UP. THIS IS A NEAT HOME IN GREAT NEIGHBORHOOD WITH SCHOOL IN THE AREA. #200

Key facts

• Storage shed
• Corner lot
• 0.26 acre lot

Tags

• CORNER LOT
• STORAGE SHED
• PURPLE MARTIN BIRDHOUSE

Property features AI

Finance

• Other: Listing is active; Unoccupied
• Financial info: Loan qualification: yes
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One level
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Corner lot; West-facing property; Existing property; Echo Valley Sec 2 addition; No storm shelter; Homestead exempt (yes)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: One living area; No fireplaces; Storage space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $203 ($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 $163k (3.9% below list).
• Recommended offer: $163k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Russell Babb Es (math 31% / reading 33%, grade F, #213 of 845 statewide, top 28%, 340 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 192 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $115k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,439 (3.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.96% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $177,285
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Echo Ln	0.00mi	3/1.5	1,115 (0%)	0mo	$165,000	$148	98
19 Echo Ln	0.03mi	3/1.5	1,075 (-4%)	4mo	$165,000	$153	88
20320 Rockhollow Dr	0.13mi	3/1.5	1,111 (-0%)	5mo	$168,000	$151	87
134 Echo Ln	0.11mi	3/1.5	1,140 (+2%)	4mo	$179,900	$158	86
318 Park Ln	0.27mi	3/2.0	1,158 (+4%)	6mo	$254,885	$220	76
20536 Tempe Ave	0.20mi	3/2.0	1,210 (+8%)	4mo	$212,000	$175	73
20061 Palmer Rd	0.52mi	3/1.5	1,111 (-0%)	3mo	$165,000	$149	70
465 Echo Ln	0.41mi	3/1.5	1,075 (-4%)	7mo	$165,000	$153	67
20040 Roman Rd	0.47mi	3/1.5	1,164 (+4%)	4mo	$185,000	$159	65
470 Timberidge Rd	0.40mi	3/2.0	1,233 (+11%)	0mo	$209,500	$170	63
20575 Frontier Ave	0.39mi	3/2.0	1,270 (+14%)	3mo	$229,000	$180	56
20518 Autumn Trl	0.50mi	3/2.0	1,241 (+11%)	5mo	$222,000	$179	53

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,627
• Equity at exit: $25,348

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,820
• Equity at exit: $14,698

Cash invested: $47,600 (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 73045

• Home prices YoY: -16.9%
• Active inventory: 192
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$891
• Tax from tax record: −$126 /mo · $1,506/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $203

Break-even live

Break-even rent $1,377

Max offer price $170,000

Occupancy floor 83%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20150 Park Ln Harrah, OK	3.0	2.0	1464	$1,850	$1.26	19d	1	0.34mi
20542 Frontier Pl Harrah, OK	3.0	2.0	1350	$1,600	$1.19	1d	1	0.45mi
20618 Frontier Pl Harrah, OK	3.0	2.0	1298	$1,549	$1.19	10d	1	0.48mi
20061 Palmer Rd Harrah, OK	3.0	1.5	1111	$1,495	$1.35	1d	1	0.52mi
20849 Landmark Cir Unit 15 Harrah, OK	3.0	2.0	1300	$1,400	$1.08	1d	1	0.67mi
20849 Landmark Dr Harrah, OK	3.0	2.0	1300	$2,000	$1.54	1d	5	0.71mi
20635 Penney Ln Harrah, OK	3.0	2.0	1050	$1,450	$1.38	1d	1	1.17mi

Listing history 13 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $170,000 Active
3. 2025-03-07
   historical $1,400
4. 2025-01-30
   price $1,400
5. 2025-01-10
   listed $1,500
6. 2019-08-02
   soldstatus $115,000
7. 2014-11-07
   soldstatus $97,900
8. 2014-10-17
   soldstatus $97,900
9. 2014-09-15
   listed $97,900
10. 2001-06-26
    soldstatus $62,000
11. 2001-06-22
    soldstatus $62,000 262-char remark

    Show marketing remark (262 chars)

    HEAT AND AIR RECENTLY REPLACED. VERY NICE FLOOR PLAN FOR MODEST SIZED HOME, BACK YARD ACCESS FOR RV, BOAT ETC. CURTAINS AND KIT STOVE RES. TAXES REFLECT DOUBLE EXEMPTION & WILL GO UP. THIS IS A NEAT HOME IN GREAT NEIGHBORHOOD WITH SCHOOL IN THE AREA. #200

12. 2001-04-03
    historical 262-char remark

    Show marketing remark (262 chars)

    HEAT AND AIR RECENTLY REPLACED. VERY NICE FLOOR PLAN FOR MODEST SIZED HOME, BACK YARD ACCESS FOR RV, BOAT ETC. CURTAINS AND KIT STOVE RES. TAXES REFLECT DOUBLE EXEMPTION & WILL GO UP. THIS IS A NEAT HOME IN GREAT NEIGHBORHOOD WITH SCHOOL IN THE AREA. #200

13. 2000-09-07
    listed $67,500 262-char remark

    Show marketing remark (262 chars)

    HEAT AND AIR RECENTLY REPLACED. VERY NICE FLOOR PLAN FOR MODEST SIZED HOME, BACK YARD ACCESS FOR RV, BOAT ETC. CURTAINS AND KIT STOVE RES. TAXES REFLECT DOUBLE EXEMPTION & WILL GO UP. THIS IS A NEAT HOME IN GREAT NEIGHBORHOOD WITH SCHOOL IN THE AREA. #200

ⓘ 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: $1,506 · $126/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$24/yr (+$2/mo · 1.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,613
• − Mortgage interest: −$9,523
• − Property taxes: −$1,506
• − Insurance: −$850
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$4,945
• Taxable loss: −$350
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,524/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrah, OK
• City population: 11,542
• Population (ZIP): 11,542

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.25%
• Current HPI: 272.5731
• 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

+151.9% since first listed

13 events — show timeline

• 2026-05-15 Pending — MLSOK
• 2026-05-11 Listed $170,000 MLSOK
• 2025-03-07 Rental Removed $1,400 APPFOLIO
• 2025-01-30 Price Changed $1,400 APPFOLIO
• 2025-01-10 Listed for Rent $1,500 APPFOLIO
• 2019-08-02 Sold (Public Records) $115,000 Public Records
• 2014-11-07 Sold (Public Records) $97,900 Public Records
• 2014-10-17 Sold (MLS) $97,900 MLSOK
• 2014-09-15 Listed $97,900 MLSOK
• 2001-06-26 Sold (Public Records) $62,000 Public Records
• 2001-06-22 Sold (MLS) $62,000 MLSOK
• 2001-04-03 Listing Removed — MLSOK
• 2000-09-07 Listed $67,500 MLSOK

Property tax history

+5.2%/yr

Latest (2025): $1,506 · +2.1% YoY. Source: county tax records.