1921 W A Ave · Elk City, OK 73644

$120,000

5 bd · 1.0 ba · 1,657 sqft · SingleFamily public records · 59 Days on market

Built 1974 0.48 ac lot Est $199k · 40% under ↓ 19% since listing

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Located on a . 48 acre corner lot in the College Hill subdivision, this 1,657 sq ft home features a 3-bedroom, 1.5-bathroom floor plan plus a dedicated office/study. The property is all-electric and serviced by a private well, providing significant utility savings. Additional features include a storm shelter, an attached garage, and an additional concrete outbuilding for storage or workshop use. The exterior is brick with a hip-style roof. While the home is functional and livable, it requires cosmetic updates, specifically regarding flooring or finishing existing concrete. Sold as-is.

Key facts

• Private well
• Storm shelter
• Concrete outbuilding

Tags

• CORNER LOT
• DEDICATED OFFICE
• STORM SHELTER
• PRIVATE WELL
• CONCRETE OUTBUILDING

Property features AI

Finance

• Other: Corner lot; Located in College Hill addition; Homestead not indicated
• Financial info: Sold as-is; financing options include cash and conventional
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway/parking; 2-car garage
• Utilities: Electricity available; Public utilities available; Private well available
• Home design: Single family residence; One-level; Existing property
• Construction: Brick and frame construction; Brick exterior; Composition roof; Slab foundation
• Exterior features: Outbuildings; Storm shelter (outdoors)

Interior

• Kitchen: Built-in electric range; Built-in electric oven
• Bedrooms: 3 bedrooms
• Flooring: Concrete floors; Laminate floors
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Heat pump
• Interior features: Water heater; Office / study; Living area

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.1% in Elk City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, amenities F, commute F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk City Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 753 students, 0% FRL); Elk City Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 615 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1974 — 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 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?
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: 1.09% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $198,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Ellis Ln	0.53mi	4/2.0 (-1)	1,665 (+0%)	6mo	$200,000	$120	60
1006 Kathys Pl	0.43mi	4/2.0 (-1)	1,768 (+7%)	23mo	$222,000	$126	41
207 Ellis Ln	0.43mi	4/2.5 (-1)	1,839 (+11%)	15mo	$275,000	$150	38
2042 W 7th Pl	0.74mi	4/2.0 (-1)	1,576 (-5%)	14mo	$125,500	$80	37
1317 W 8th St	0.72mi	5/2.0	1,900 (+15%)	6mo	$170,000	$89	33

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,738
• Equity at exit: $17,892

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $21,217
• Equity at exit: $10,375

Cash invested: $33,600 (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 73644

• Home prices YoY: -24.0%
• Active inventory: 122
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $278

Break-even live

Break-even rent $957

Max offer price $120,000

Occupancy floor 74%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-19
   status Pending
2. 2026-05-14
   price $120,000
3. 2026-04-21
   price $139,000
4. 2026-03-21
   listed $149,000 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: $925 · $77/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$155/yr (+$13/mo · 16.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,718
• − Mortgage interest: −$6,722
• − Property taxes: −$925
• − Insurance: −$600
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,491
• Taxable income: $1,466
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,989/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: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -56.11%
• Current HPI: 178.0217
• 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

-19.5% since first listed

4 events — show timeline

• 2026-05-19 Pending — MLSOK
• 2026-05-14 Price Changed $120,000 MLSOK
• 2026-04-21 Price Changed $139,000 MLSOK
• 2026-03-21 Listed $149,000 MLSOK

Property tax history

+7.6%/yr

Latest (2025): $925 · +10.0% YoY. Source: county tax records.