223 S Ash Ave · Erick, OK 73645

$109,900

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 86 Days on market

Built 1925 0.77 ac lot Est $112k · 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 +20.2/30.0
• ARV discount +8.2/15.0
• Appreciation +7.3/10.0
• DSCR +6.4/10.0
• Schools +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

Key facts

• Bright kitchen
• Large backyard
• Storm shelter

Tags

• RUSTIC STYLE LIVING AREA
• BRIGHT KITCHEN
• LARGE BACKYARD
• OUTBUILDINGS FOR STORAGE
• STORM SHELTER

Property features AI

Finance

• Other: Homestead exempt; Located in College Annex legal addition
• Financial info: Loan qualification available
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: Below-ground storm shelter
• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Frame and vinyl siding construction; Metal roof; Built on a conventional foundation
• Exterior features: Covered porch; Outbuildings; Workshop; Interior lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher; No fireplace; One living area
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $139 ($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 $99k (9.5% below list).
• Recommended offer: $99k (9.5% 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 $6k of equity ($760 loan paydown + $5k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 86 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $99,452 (9.5% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $111,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 S Cedar Ave	0.20mi	2/2.0 (-1)	1,104 (-6%)	23mo	$38,000	$34	56
311 N Walnut St	0.52mi	3/2.0	1,160 (-1%)	21mo	$110,000	$95	56

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: 16.5%
• Equity multiple: 2.02×
• Total profit: $31,475
• Equity at exit: $59,452

10-year hold

• IRR: 17.0%
• Equity multiple: 3.88×
• Total profit: $88,729
• Equity at exit: $100,341

Cash invested: $30,772 (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: 9.2×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $139

Break-even live

Break-even rent $819

Max offer price $109,900

Occupancy floor 81%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 86 DOM
2. 2026-06-17
   days on market $109,900 Active 85 DOM
3. 2026-06-16
   days on market $109,900 Active 84 DOM
4. 2026-06-15
   days on market $109,900 Active 83 DOM
5. 2026-06-13
   days on market $109,900 Active 81 DOM
6. 2026-06-12
   days on market $109,900 Active 80 DOM
7. 2026-06-09
   days on market $109,900 Active 77 DOM
8. 2026-06-08
   days on market $109,900 Active 76 DOM
9. 2026-06-08
   days on market $109,900 Active 75 DOM
10. 2026-06-07
    days on market $109,900 Active 74 DOM
11. 2026-06-04
    days on market $109,900 Active 71 DOM
12. 2026-06-02
    days on market $109,900 Active 70 DOM
13. 2026-06-01
    days on market $109,900 Active 69 DOM
14. 2026-05-31
    days on market $109,900 Active 68 DOM
15. 2026-03-27
    status Active
16. 2026-03-21
    status Pending
17. 2026-03-18
    listed $109,900 Active
18. 2023-05-25
    soldstatus $90,000
19. 2023-05-23
    soldstatus $90,000 Closed 687-char remark

    Show marketing remark (687 chars)

    THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

20. 2023-04-08
    status Pending 687-char remark

    Show marketing remark (687 chars)

    THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

21. 2022-09-14
    status Active 687-char remark

    Show marketing remark (687 chars)

    THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

22. 2022-09-07
    status Pending 687-char remark

    Show marketing remark (687 chars)

    THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

23. 2022-07-14
    price $95,000 687-char remark

    Show marketing remark (687 chars)

    THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

24. 2022-06-13
    status Active 687-char remark

    Show marketing remark (687 chars)

    THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

25. 2022-06-09
    status Pending 687-char remark

    Show marketing remark (687 chars)

    THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

26. 2022-06-03
    listed $125,000 Active 687-char remark

    Show marketing remark (687 chars)

    THIS IS THE ONE! Take a look at this charming home that sits on 5 lots! This property has been recently taken down to the studs for a complete remodel. As you walk into this home you will see the unique charactistics on the living room accent wall from the repurosed wood. New flooring, new paint, tankless water heater, and so much more to see with this home! In the kitchen you will find gorgrous counters. All appliances can stay with the home. This home also features a basement AND storm celler. Not only all of that but it this lot also has a second property on it! Previously used as an office in the past but the possilities are endless with it! Schedule your private tour today!

27. 1998-10-07
    soldstatus $10,000

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$695/yr (+$58/mo · 236.4%)

ⓘ 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: $11,934
• − Mortgage interest: −$6,156
• − Property taxes: −$294
• − Insurance: −$550
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$3,197
• Taxable loss: −$172
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $1,710/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

+999.0% since first listed

13 events — show timeline

• 2026-03-27 Relisted — MLSOK
• 2026-03-21 Pending — MLSOK
• 2026-03-18 Listed $109,900 MLSOK
• 2023-05-25 Sold (Public Records) $90,000 Public Records
• 2023-05-23 Sold (MLS) $90,000 MLSOK
• 2023-04-08 Pending — MLSOK
• 2022-09-14 Relisted — MLSOK
• 2022-09-07 Pending — MLSOK
• 2022-07-14 Price Changed $95,000 MLSOK
• 2022-06-13 Relisted — MLSOK
• 2022-06-09 Pending — MLSOK
• 2022-06-03 Listed $125,000 MLSOK
• 1998-10-07 Sold (Public Records) $10,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $294 · -2.6% YoY. Source: county tax records.