33 Blue Mdw · Elgin, OK 73538

$255,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 59 Days on market

Built 2016 10,320 sqft lot Est $267k · at est.

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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).

• Cash flow +10.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Four bedroom with 2 full baths, 2 car garage within Elgin Public School District. This home features tile flooring throughout the home, granite countertops and stainless steel appliances. Open living floor plan with a kitchen island and great storage options. The primary suite provides a walk-in closet, vanity with two sinks, tub/shower combo and linen storage. The guest hall offers 3 bedrooms with ample closet space and blinds throughout the home. Wood privacy fence with established lawn and extended back patio. The seller has added a storm cellar in the garage floor as well as a water softener. Short commute to Lawton/Ft. Sill.

Key facts

• Open concept living
• Extra storage
• Tile and granite

Tags

• ELGIN SCHOOL DISTRICT
• TILE AND GRANITE
• OPEN CONCEPT LIVING
• FENCED IN BACK YARD
• EXTRA STORAGE

Property features AI

Finance

• Financial info: Annual tax amount provided

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage with garage door opener
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built on one level
• Exterior features: Covered patio and porch; Porch; Wood fencing; Storm door(s)

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Gas water heater
• Bedrooms: Walk-in closet(s) noted for bedrooms
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Kitchen island; Walk-in closets; Double pane windows; Gas and electric fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (23.7% below list).
• Recommended offer: $195k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#17 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Elgin (rural): math 29% / reading 36% proficiency, ranked #38 of 270 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elgin Es (math 36% / reading 33%, grade F, #168 of 845 statewide, top 24%, 945 students, 0% FRL); Elgin Ms (math 26% / reading 34%, grade F, #49 of 345 statewide, top 15%, 791 students, 0% FRL); Elgin Hs (math 27% / reading 47%, grade F, #42 of 447 statewide, top 10%, 771 students, 0% FRL) — zoned schools average 0% FRL vs 29% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 95 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $212k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,609 (23.7% 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 59 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.76% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $266,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Blue Mdw	0.00mi	4/2.0 (+1)	1,700 (0%)	1mo	$255,000	$150	94
18 NE Summerwood Dr	0.09mi	4/2.0 (+1)	1,700 (0%)	3mo	$255,000	$150	89
16 Summerwood Dr	0.06mi	4/2.0 (+1)	1,800 (+6%)	1mo	$260,000	$144	81
1404 Limestone Way	0.38mi	4/2.0 (+1)	1,700 (0%)	2mo	$267,000	$157	76
1408 Limestone Way	0.40mi	4/2.0 (+1)	1,700 (0%)	6mo	$267,000	$157	72
1414 Limestone Way	0.43mi	4/2.0 (+1)	1,805 (+6%)	1mo	$275,000	$152	64
1325 NE Saddle Rock Dr	0.40mi	4/2.0 (+1)	1,800 (+6%)	3mo	$267,000	$148	64
1420 Limestone Way	0.45mi	4/2.0 (+1)	1,800 (+6%)	1mo	$290,000	$161	64
1209 Pebble Trl	0.38mi	4/2.0 (+1)	1,800 (+6%)	5mo	$282,500	$157	64
1430 Limestone Way	0.46mi	4/2.0 (+1)	1,564 (-8%)	0mo	$245,000	$157	60
1511 NE Stonehouse Dr	0.47mi	4/2.0 (+1)	1,800 (+6%)	4mo	$281,000	$156	59
1110 Apple Creek Dr	0.40mi	4/2.0 (+1)	1,900 (+12%)	2mo	$299,000	$157	55

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.83×
• Total profit: $130,865
• Equity at exit: $229,724

10-year hold

• IRR: 20.4%
• Equity multiple: 6.48×
• Total profit: $391,591
• Equity at exit: $495,409

Cash invested: $71,400 (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 73538

• Home prices YoY: 22.9%
• Active inventory: 95
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,946 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-125

Break-even live

Break-even rent $2,105

Max offer price $232,859

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Alma Dr Elgin, OK	4.0	2.0	1800	$1,900	$1.06	12d	1	0.30mi
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	12d	1	0.44mi
1534 Stonehouse Dr Elgin, OK	3.0	2.0	1700	$1,975	$1.16	23d	1	0.52mi
1517 Stonehouse Dr Elgin, OK	4.0	2.0	1565	$1,700	$1.09	21d	1	0.52mi
313 Marilyn Glover Dr Elgin, OK	3.0	2.0	1600	$1,650	$1.03	23d	1	1.27mi

Listing history 10 events

1. 2026-05-19
   status Pending
2. 2026-03-26
   historical Active Under Contract
3. 2026-03-19
   listed $255,000 Active
4. 2024-05-05
   historical $1,700
5. 2024-04-23
   listed $1,700
6. 2021-07-28
   soldstatus $212,000 637-char remark

   Show marketing remark (637 chars)

   Four bedroom with 2 full baths, 2 car garage within Elgin Public School District. This home features tile flooring throughout the home, granite countertops and stainless steel appliances. Open living floor plan with a kitchen island and great storage options. The primary suite provides a walk-in closet, vanity with two sinks, tub/shower combo and linen storage. The guest hall offers 3 bedrooms with ample closet space and blinds throughout the home. Wood privacy fence with established lawn and extended back patio. The seller has added a storm cellar in the garage floor as well as a water softener. Short commute to Lawton/Ft. Sill.

7. 2021-05-24
   listed $202,000 637-char remark

   Show marketing remark (637 chars)

   Four bedroom with 2 full baths, 2 car garage within Elgin Public School District. This home features tile flooring throughout the home, granite countertops and stainless steel appliances. Open living floor plan with a kitchen island and great storage options. The primary suite provides a walk-in closet, vanity with two sinks, tub/shower combo and linen storage. The guest hall offers 3 bedrooms with ample closet space and blinds throughout the home. Wood privacy fence with established lawn and extended back patio. The seller has added a storm cellar in the garage floor as well as a water softener. Short commute to Lawton/Ft. Sill.

8. 2017-02-28
   soldstatus $178,000 658-char remark

   Show marketing remark (658 chars)

   Beautiful, 4 bedroom, 2 bathroom with 2 car garage new construction in Apple Creek Estates, Elgin School District. Open floor plan, all tiled floors, granite counter tops, natural gas ventless fireplace, stainless appliances to include refrigerator. Kitchen has custom cabinetry, window over kitchen sink, island with eat-in bar area. Large pantry with fancy pantry door, lots of storage area. Large master closet, privacy fence, water softener, fully sodded yard. Builder will pay $5000.00 of buyers closings costs. Home has undergone 3-phase VA-FHA certified home inspection by Haubrick Home Inspections. Call Debbie for your personal showing 580-695-8552.

9. 2017-02-28
   soldstatus $178,000

   Show marketing remark (658 chars)

   Beautiful, 4 bedroom, 2 bathroom with 2 car garage new construction in Apple Creek Estates, Elgin School District. Open floor plan, all tiled floors, granite counter tops, natural gas ventless fireplace, stainless appliances to include refrigerator. Kitchen has custom cabinetry, window over kitchen sink, island with eat-in bar area. Large pantry with fancy pantry door, lots of storage area. Large master closet, privacy fence, water softener, fully sodded yard. Builder will pay $5000.00 of buyers closings costs. Home has undergone 3-phase VA-FHA certified home inspection by Haubrick Home Inspections. Call Debbie for your personal showing 580-695-8552.

10. 2016-11-07
    listed $180,000 658-char remark

    Show marketing remark (658 chars)

    Beautiful, 4 bedroom, 2 bathroom with 2 car garage new construction in Apple Creek Estates, Elgin School District. Open floor plan, all tiled floors, granite counter tops, natural gas ventless fireplace, stainless appliances to include refrigerator. Kitchen has custom cabinetry, window over kitchen sink, island with eat-in bar area. Large pantry with fancy pantry door, lots of storage area. Large master closet, privacy fence, water softener, fully sodded yard. Builder will pay $5000.00 of buyers closings costs. Home has undergone 3-phase VA-FHA certified home inspection by Haubrick Home Inspections. Call Debbie for your personal showing 580-695-8552.

ⓘ 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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,353
• − Mortgage interest: −$14,284
• − Property taxes: −$2,631
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$7,418
• Taxable loss: −$5,992
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $-66/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: Elgin
• NCES district ID: 4010710
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $65,900
• Composite: 29.77/100
• National rank: #6432
• State rank: #38 of 270 in OK

Livability — Elgin

• Score: 73/100
• State rank: #17
• US rank: #5411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, OK
• County: Comanche County · 96,361 people
• City population: 7,128
• Metro: Lawton, OK
• Population (ZIP): 7,128
• Household income: $91,324
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 70.0

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 15% Hispanic / Latino 13% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.70%
• Current HPI: 245.4249
• Rent YoY: —
• Metro: Lawton, 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

+41.7% since first listed

10 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-03-26 Contingent — LBRMLS
• 2026-03-19 Listed $255,000 LBRMLS
• 2024-05-05 Rental Removed $1,700 BUILDIUM
• 2024-04-23 Listed for Rent $1,700 BUILDIUM
• 2021-07-28 Sold (MLS) $212,000 LBRMLS
• 2021-05-24 Listed $202,000 LBRMLS
• 2017-02-28 Sold (Public Records) $178,000 Public Records
• 2017-02-28 Sold (MLS) $178,000 LBRMLS
• 2016-11-07 Listed $180,000 LBRMLS

Property tax history

+104.6%/yr

Latest (2025): $2,631 · +1.1% YoY. Source: county tax records.