516 W Martin St · El Reno, OK 73036

$159,900

1 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 35 Days on market

Built 1935 5,998 sqft lot Est $183k · 12% under ↓ 27% since listing

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Why this score? — see what drove the D 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).

• ARV discount +13.1/15.0
• Cash flow +12.0/30.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully updated and move-in ready, this home offers a clean modern feel throughout with durable solid-surface LVP flooring and thoughtful upgrades at every turn. The renovated kitchen features refreshed finishes and a functional layout designed for everyday living. The floor plan provides excellent flexibility with two bedrooms located on the main level along with a full bathroom, creating convenient single-level living options. Upstairs, you’ll find a private additional bedroom ideal for guests, a home office, or a quiet retreat. With its updated interior, practical layout, and low-maintenance surfaces, this home delivers comfort and usability without wasted space. Clean, simple, and r

Key facts

• Renovated kitchen
• Functional layout
• 5,998 sq ft lot

Tags

• RENOVATED KITCHEN
• FUNCTIONAL LAYOUT
• PRIVATE ADDITIONAL BEDROOM
• SINGLE-LEVEL LIVING OPTIONS
• LOW-MAINTENANCE SURFACES

Property features AI

Finance

• Other: Homestead not claimed
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Two-story single family residence; Residential property; Existing property
• Construction: Built with other construction materials; Composition roof; Conventional foundation
• Exterior features: Covered porch; Workshop; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One dining area; One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-37 ($-440/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (21.6% below list).
• Recommended offer: $125k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in El Reno — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#95 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• El Reno (town): math 12% / reading 15% proficiency, ranked #232 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hillcrest Es (325 students, 0% FRL); Etta Dale Jhs (math 7% / reading 13%, grade F, #277 of 345 statewide, top 83%, 444 students, 0% FRL); El Reno Hs (math 16% / reading 19%, grade F, #307 of 447 statewide, top 69%, 980 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 281 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 260 units permitted in Canadian County in 2024 (0 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.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,302 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $182,512
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 S Macomb Ave	0.50mi	2/1.0 (+1)	1,553 (+4%)	5mo	$189,000	$122	61
709 S Hadden St	0.18mi	2/1.0 (+1)	1,297 (-13%)	5mo	$100,000	$77	60
811 S Hoff Ave	0.52mi	2/1.0 (+1)	1,448 (-3%)	7mo	$175,000	$121	59
820 S Hoff Ave	0.49mi	2/1.5 (+1)	1,458 (-2%)	13mo	$210,000	$144	55
802 S Duane Ave	0.42mi	2/2.0 (+1)	1,404 (-6%)	18mo	$213,500	$152	46
1508 W Hickory St	0.70mi	2/2.0 (+1)	1,513 (+1%)	14mo	$195,000	$129	44
1029 S Miles Ave	0.30mi	2/1.5 (+1)	1,320 (-12%)	20mo	$150,000	$114	43

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-26,759
• Equity at exit: $23,842

10-year hold

• IRR: -6.7%
• Equity multiple: 0.55×
• Total profit: $-20,047
• Equity at exit: $13,825

Cash invested: $44,772 (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 73036

• Home prices YoY: -3.3%
• Rents YoY: 4.2%
• Active inventory: 281
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-37

Break-even live

Break-even rent $1,299

Max offer price $153,419

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $9	+0% $-37	+5% $-82	+10% $-127
Rent	-10% $-136	-5% $-86	+0% $-37	+5% $13	+10% $62
Rate	-1.0pp $44	-0.5pp $4	base $-37	+0.5pp $-78	+1.0pp $-120

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 S Ellison Ave El Reno, OK	2.0	2.0	1595	$1,360	$0.85	3d	1	0.43mi
607 N Evans Ave El Reno, OK	2.0	1.0	1032	$1,025	$0.99	3d	1	0.84mi
702 Amity Ln El Reno, OK	2.0	2.0	1487	$1,550	$1.04	3d	1	0.95mi

Listing history 27 events

1. 2026-06-21
   days on market $159,900 Active 35 DOM
2. 2026-06-18
   days on market $159,900 Active 32 DOM
3. 2026-06-17
   days on market $159,900 Active 31 DOM
4. 2026-06-16
   days on market $159,900 Active 30 DOM
5. 2026-06-15
   pricedays on market $159,900 Active 29 DOM
6. 2026-06-13
   days on market $169,000 Active 27 DOM
7. 2026-06-13
   days on market $169,000 Active 26 DOM
8. 2026-06-09
   days on market $169,000 Active 23 DOM
9. 2026-06-08
   days on market $169,000 Active 22 DOM
10. 2026-06-07
    days on market $169,000 Active 21 DOM
11. 2026-06-05
    days on market $169,000 Active 18 DOM
12. 2026-06-03
    days on market $169,000 Active 17 DOM
13. 2026-06-02
    days on market $169,000 Active 16 DOM
14. 2026-06-01
    days on market $169,000 Active 15 DOM
15. 2026-05-31
    days on market $169,000 Active 14 DOM
16. 2026-05-17
    listed $169,000 Active
17. 2025-09-29
    historical
18. 2025-09-13
    price $169,900
19. 2025-08-18
    listed $179,500 Active
20. 2023-12-05
    historical
21. 2023-11-25
    price $168,000
22. 2023-11-06
    price $169,000
23. 2023-10-16
    price $188,900
24. 2023-10-06
    price $189,000
25. 2023-10-03
    price $199,000
26. 2023-09-29
    price $210,000
27. 2023-09-27
    listed $230,000 Active

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,457 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,036
• − Mortgage interest: −$8,957
• − Property taxes: −$1,457
• − Insurance: −$800
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$4,652
• Taxable loss: −$3,235
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $336/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: El Reno
• NCES district ID: 4010650
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 15% ▼ -9.00%
• Median HH income: $44,689
• Composite: 12.01/100
• National rank: #9664
• State rank: #232 of 270 in OK

Livability — El Reno

• Score: 67/100
• State rank: #95
• US rank: #10933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Reno, OK
• County: Canadian County · 154,341 people
• City population: 21,387
• Metro: Oklahoma City, OK
• Population (ZIP): 21,387
• Household income: $59,915
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 580.0

Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Two or more races 8% Native American 8% Black 6%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.37%
• Current HPI: 334.5896
• Rent YoY: ▲ 4.19%
• Metro: Oklahoma City, OK
• 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

-26.5% since first listed

12 events — show timeline

• 2026-05-17 Listed $169,000 MLSOK
• 2025-09-29 Listing Removed — MLSOK
• 2025-09-13 Price Changed $169,900 MLSOK
• 2025-08-18 Listed $179,500 MLSOK
• 2023-12-05 Listing Removed — MLSOK
• 2023-11-25 Price Changed $168,000 MLSOK
• 2023-11-06 Price Changed $169,000 MLSOK
• 2023-10-16 Price Changed $188,900 MLSOK
• 2023-10-06 Price Changed $189,000 MLSOK
• 2023-10-03 Price Changed $199,000 MLSOK
• 2023-09-29 Price Changed $210,000 MLSOK
• 2023-09-27 Listed $230,000 MLSOK

Property tax history

+10.3%/yr

Latest (2025): $1,457 · -2.7% YoY. Source: county tax records.