601 Avenue F · Beaver, OK 73932

$79,000

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 31 Days on market

Built 1945 Est $74k · 7% over

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +7.6/10.0
• ARV discount +4.1/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment Property or Handyman Special! This 3 bedroom, 1 bath home has a ton of potential. It has tall ceilings, some built in cabinets and other unique features. The home is being sold in "as is" condition. It has been priced very reasonably so whoever buys it can do the updates desired to turn it into a charming private residence or a rental property.

Key facts

• New tile flooring
• Recently remodeled
• Fresh paint

Tags

• RECENTLY REMODELED
• FRESH PAINT
• NEW CARPET
• NEW TILE FLOORING
• NEW SHINGLES
• BONUS ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single Family Residence; Single-story; Faces east
• Construction: Stucco construction; Built area approximately 1,225 above grade
• Exterior features: Composition roof

Interior

• Kitchen: Disposal; Microwave; Refrigerator
• Flooring: Ceramic tile; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Disposal; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#126 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D-, amenities F.
• Beaver (rural): math 30% / reading 35% proficiency, ranked #214 of 513 in OK (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($546 loan paydown + $4k appreciation (5.2% local appreciation)).
• Beaver County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $15k; list at $79k implies a 427% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.38% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.17%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $73,500
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Avenue C	0.33mi	3/1.0	1,200 (-2%)	1mo	$59,000	$49	81
807 Avenue F	0.17mi	3/2.0	1,153 (-6%)	9mo	$72,000	$62	71
917 Avenue B	0.38mi	2/1.0 (-1)	1,160 (-5%)	9mo	$67,000	$58	61
515 Avenue N	0.59mi	3/2.0	1,180 (-4%)	7mo	$107,000	$91	57
16 Avenue I	0.42mi	3/1.0	1,092 (-11%)	8mo	$65,000	$60	56
423 Avenue L	0.45mi	3/2.0	1,400 (+14%)	3mo	$95,000	$68	49
1023 Lawson Ave	0.59mi	2/1.0 (-1)	1,080 (-12%)	4mo	$20,000	$19	44

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

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.92×
• Total profit: $42,580
• Equity at exit: $45,522

10-year hold

• IRR: 29.2%
• Equity multiple: 5.88×
• Total profit: $107,899
• Equity at exit: $79,196

Cash invested: $22,120 (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 73932

• Home prices YoY: 4.0%
• Active inventory: 15
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $372

Break-even live

Break-even rent $618

Max offer price $79,000

Occupancy floor 61%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $79,000 Active 31 DOM
2. 2026-06-17
   days on market $79,000 Active 30 DOM
3. 2026-06-16
   days on market $79,000 Active 29 DOM
4. 2026-06-15
   days on market $79,000 Active 28 DOM
5. 2026-06-13
   days on market $79,000 Active 26 DOM
6. 2026-06-12
   days on market $79,000 Active 25 DOM
7. 2026-06-09
   days on market $79,000 Active 22 DOM
8. 2026-06-09
   price $79,000 Active 21 DOM
9. 2026-06-08
   days on market $83,000 Active 21 DOM
10. 2026-06-08
    days on market $83,000 Active 20 DOM
11. 2026-06-05
    days on market $83,000 Active 18 DOM
12. 2026-06-04
    days on market $83,000 Active 16 DOM
13. 2026-06-02
    days on market $83,000 Active 15 DOM
14. 2026-06-01
    days on market $83,000 Active 14 DOM
15. 2026-05-31
    days on market $83,000 Active 13 DOM
16. 2026-05-17
    listed $83,000 Active
17. 2025-10-13
    soldstatus $15,000 Closed 368-char remark

    Show marketing remark (368 chars)

    Investment Property or Handyman Special! This 3 bedroom, 1 bath home has a ton of potential. It has tall ceilings, some built in cabinets and other unique features. The home is being sold in "as is" condition. It has been priced very reasonably so whoever buys it can do the updates desired to turn it into a charming private residence or a rental property.

18. 2025-08-14
    historical Active Under Contract 368-char remark

    Show marketing remark (368 chars)

    Investment Property or Handyman Special! This 3 bedroom, 1 bath home has a ton of potential. It has tall ceilings, some built in cabinets and other unique features. The home is being sold in "as is" condition. It has been priced very reasonably so whoever buys it can do the updates desired to turn it into a charming private residence or a rental property.

19. 2025-07-28
    price $29,900 368-char remark

    Show marketing remark (368 chars)

    Investment Property or Handyman Special! This 3 bedroom, 1 bath home has a ton of potential. It has tall ceilings, some built in cabinets and other unique features. The home is being sold in "as is" condition. It has been priced very reasonably so whoever buys it can do the updates desired to turn it into a charming private residence or a rental property.

20. 2025-07-01
    listed $39,000 Active 368-char remark

    Show marketing remark (368 chars)

    Investment Property or Handyman Special! This 3 bedroom, 1 bath home has a ton of potential. It has tall ceilings, some built in cabinets and other unique features. The home is being sold in "as is" condition. It has been priced very reasonably so whoever buys it can do the updates desired to turn it into a charming private residence or a rental property.

21. 2025-06-26
    soldstatus $5,922
22. 1994-06-06
    soldstatus $23,500

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$217/yr (+$18/mo · 43.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,066
• − Mortgage interest: −$4,425
• − Property taxes: −$494
• − Insurance: −$395
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,298
• Taxable income: $3,363
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $3,655/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: Beaver
• NCES district ID: 4003750
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $46,714
• Composite: 30.68/100
• National rank: #11435
• State rank: #214 of 513 in OK

Livability — Beaver

• Score: 66/100
• State rank: #126
• US rank: #12291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver, OK
• Population (ZIP): 1,930

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 5,381 people
• By 2030: 5,465 · +1.6%
• By 2040: 5,336 · -0.8%
• By 2050: 5,561 · +3.3%
• By 2075: 7,051 · +31.0%
• By 2100: 9,341 · +73.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 28% Two or more races 11%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Beaver

• 2024 margin: Solid R (+83.8) · D 7.4% · R 91.2% · Other 1.3%
• 2008→2024 swing: -5.3pp toward R · 2008: -78.5pp · 2024: -83.8pp
• All cycles: 2024: R+83.8 2020: R+81.6 2016: R+81.0 2012: R+78.9 2008: R+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 135.2376
• 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

+253.2% since first listed

7 events — show timeline

• 2026-05-17 Listed $83,000 NWOAR
• 2025-10-13 Sold (MLS) $15,000 NWOAR
• 2025-08-14 Contingent — NWOAR
• 2025-07-28 Price Changed $29,900 NWOAR
• 2025-07-01 Listed $39,000 NWOAR
• 2025-06-26 Sold (Public Records) $5,922 Public Records
• 1994-06-06 Sold (Public Records) $23,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $494 · +4.4% YoY. Source: county tax records.