205 E Aspen Ave · Pond Creek, OK 73766

$99,900

4 bd · 2.0 ba · 2,244 sqft · SingleFamily public records · 55 Days on market

Built 1901 0.34 ac lot

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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 +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4-bedroom, 2 bath, 2-story home sits a on larger corner lot with a fenced in yard, screened in porch and a large carport. It needs some TLC to bring it back to its original beauty. There is a smaller basement for inclement. The original hardwood floors, wood working and stair way is some of the unigue features this home has to offer. Call today for your private tour.

Key facts

• 0.34 acre lot
• Built 1901
• Listed 54 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding; Composition roof
• Exterior features: Screened porch; Storm door(s); Chain link fencing; Shed(s); Corner lot

Interior

• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling; Window unit(s); Ceiling fans
• Interior features: Ceiling fans; Storm windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#83 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 F.
• Pond Creek-Hunter (rural): math 30% / reading 40% proficiency, ranked #161 of 513 in OK (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pond Creek-Hunter Es (math 44% / reading 24%, grade F, #168 of 845 statewide, top 24%, 114 students, 0% FRL); Pond Creek-Hunter Ms (math 12% / reading 22%, grade F, #193 of 345 statewide, top 60%, 94 students, 0% FRL); Pond Creek-Hunter Hs (math 30% / reading 70%, grade D+, #5 of 447 statewide, top 2%, 111 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: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Grant County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1901 — 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: 1.33% ✓
• Cap rate: 11.61%
• Cash-on-cash: 19.00%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $255,816
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 E Dogwood Ave	0.23mi	3/2.0 (-1)	2,293 (+2%)	14mo	$159,900	$70	69
420 E Aspen Ave	0.22mi	3/2.0 (-1)	2,025 (-10%)	6mo	$230,000	$114	64

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: 25.3%
• Equity multiple: 2.44×
• Total profit: $40,216
• Equity at exit: $44,919

10-year hold

• IRR: 26.1%
• Equity multiple: 4.70×
• Total profit: $103,596
• Equity at exit: $69,226

Cash invested: $27,972 (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 73766

• Active inventory: 3
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $443

Break-even live

Break-even rent $767

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $500	-5% $471	+0% $443	+5% $415	+10% $386
Rent	-10% $338	-5% $391	+0% $443	+5% $495	+10% $548
Rate	-1.0pp $493	-0.5pp $468	base $443	+0.5pp $417	+1.0pp $391

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $99,900 Active 55 DOM
2. 2026-06-19
   days on market $99,900 Active 53 DOM
3. 2026-06-18
   days on market $99,900 Active 52 DOM
4. 2026-06-17
   days on market $99,900 Active 51 DOM
5. 2026-06-16
   days on market $99,900 Active 50 DOM
6. 2026-06-15
   days on market $99,900 Active 49 DOM
7. 2026-06-14
   days on market $99,900 Active 47 DOM
8. 2026-06-12
   days on market $99,900 Active 46 DOM
9. 2026-06-09
   days on market $99,900 Active 43 DOM
10. 2026-06-08
    days on market $99,900 Active 42 DOM
11. 2026-06-07
    days on market $99,900 Active 41 DOM
12. 2026-06-05
    days on market $99,900 Active 38 DOM
13. 2026-06-02
    days on market $99,900 Active 36 DOM
14. 2026-06-01
    days on market $99,900 Active 35 DOM
15. 2026-05-31
    days on market $99,900 Active 34 DOM
16. 2026-05-30
    days on market $99,900 Active 33 DOM
17. 2026-05-19
    price $99,900
18. 2026-04-27
    listed $110,000 Active
19. 2023-09-19
    soldstatus $39,900 374-char remark

    Show marketing remark (374 chars)

    This 4-bedroom, 2 bath, 2-story home sits a on larger corner lot with a fenced in yard, screened in porch and a large carport. It needs some TLC to bring it back to its original beauty. There is a smaller basement for inclement. The original hardwood floors, wood working and stair way is some of the unigue features this home has to offer. Call today for your private tour.

20. 2023-06-29
    listed $39,900 374-char remark

    Show marketing remark (374 chars)

    This 4-bedroom, 2 bath, 2-story home sits a on larger corner lot with a fenced in yard, screened in porch and a large carport. It needs some TLC to bring it back to its original beauty. There is a smaller basement for inclement. The original hardwood floors, wood working and stair way is some of the unigue features this home has to offer. Call today for your private tour.

21. 2023-05-10
    soldstatus $21,500 129-char remark

    Show marketing remark (129 chars)

    Large, 4 bedroom home on a corner lot. There are two living areas, kitchen and formal dining. There is a carport and fenced yard.

22. 2023-01-10
    listed $49,900 129-char remark

    Show marketing remark (129 chars)

    Large, 4 bedroom home on a corner lot. There are two living areas, kitchen and formal dining. There is a carport and fenced yard.

23. 2014-06-09
    soldstatus $45,000
24. 2008-01-18
    soldstatus $45,000
25. 2004-10-22
    soldstatus $26,250

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$417/yr (+$35/mo · 86.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,929
• − Mortgage interest: −$5,596
• − Property taxes: −$482
• − Insurance: −$500
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,906
• Taxable income: $3,897
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $4,381/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: Pond Creek-Hunter
• NCES district ID: 4024720
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $48,980
• Composite: 32.86/100
• National rank: #10727
• State rank: #161 of 513 in OK

Livability — Pond Creek

• Score: 67/100
• State rank: #83
• US rank: #10261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pond Creek, OK
• Population (ZIP): 1,097

Population outlook (Grant County) Hauer SSP2

• Today (2025): 4,375 people
• By 2030: 4,328 · -1.1%
• By 2040: 4,348 · -0.6%
• By 2050: 4,536 · +3.7%
• By 2075: 5,336 · +22.0%
• By 2100: 5,501 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 4% Black 2% Native American 1%
• Common ancestry: Slovak 3% Iranian 3% Romanian 3%
• Languages at home: 98% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+70.5) · D 13.9% · R 84.4% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -56.3pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+73.5 2016: R+70.0 2012: R+62.0 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+280.6% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $99,900 NCBOR
• 2026-04-27 Listed $110,000 NCBOR
• 2023-09-19 Sold (MLS) $39,900 NCBOR
• 2023-06-29 Listed $39,900 NCBOR
• 2023-05-10 Sold (MLS) $21,500 NWOAR
• 2023-01-10 Listed $49,900 NWOAR
• 2014-06-09 Sold (Public Records) $45,000 Public Records
• 2008-01-18 Sold (Public Records) $45,000 Public Records
• 2004-10-22 Sold (Public Records) $26,250 Public Records

Property tax history

+1.1%/yr

Latest (2025): $482 · -0.8% YoY. Source: county tax records.