424 S 1st Ave · Fairview, OK 73737

$105,000

3 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 10 Days on market

Built 1983 0.33 ac lot Est $111k · 5% under

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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 +18.0/30.0
• ARV discount +9.8/15.0
• DSCR +5.6/10.0
• Appreciation +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for that country feeling without sacrificing convenience? You found it! With easy access to downtown Fairview out of your front door, this small-town charmer features 3 Bedrooms with 1.5 Bathrooms, an open kitchen with a gas range/stove and eat in bar, a single car attached garage, and fenced in dog run. The large backyard provides tons of room for entertaining, to plant a garden, and to enjoy the breathtaking sunsets over the open wheat fields. Don’t miss your opportunity! Schedule your viewing today!

Key facts

• Walk-in closets
• Functional layout
• Oversized backyard

Tags

• OPEN KITCHEN
• GAS RANGE
• EAT-IN BAR SEATING
• WALK-IN CLOSETS
• FUNCTIONAL LAYOUT
• OVERSIZED BACKYARD

Property features AI

Finance

• Other: Homestead exempt; Occupied by owner; Living area reported as 1,075 (assessor)
• Financial info: Accepts cash, conventional, FHA or VA financing; Loan financing may qualify; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: Cable available; Electricity available; Natural gas available; High speed internet available; Public utilities
• Home design: Single family residence; One level; Faces east; Residential property
• Construction: Brick and frame construction; Composition roof (replaced 2020); Slab foundation
• Exterior features: Covered porch; Interior lot; Chain link fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Dishwasher; Refrigerator; Smoke alarm

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (9.3% below list).
• Recommended offer: $95k (9.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#22 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Fairview (rural): math 34% / reading 35% proficiency, ranked #40 of 270 in OK (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cornelsen Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 377 students, 0% FRL); Fairview Hs (math 34% / reading 34%, grade F, #48 of 447 statewide, top 14%, 211 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $86 of equity ($726 loan paydown + $-640 appreciation (-0.6% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $95,266 (9.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.91% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $110,725
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 W Cherry	0.60mi	3/2.0	1,069 (-1%)	1mo	$110,000	$103	70

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

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-373
• Equity at exit: $27,329

10-year hold

• IRR: 5.9%
• Equity multiple: 1.59×
• Total profit: $17,419
• Equity at exit: $30,424

Cash invested: $29,400 (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 73737

• Home prices YoY: -0.3%
• Active inventory: 11
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $89

Break-even live

Break-even rent $840

Max offer price $105,000

Occupancy floor 86%

Sensitivity live

Price	-10% $149	-5% $119	+0% $89	+5% $60	+10% $30
Rent	-10% $14	-5% $52	+0% $89	+5% $127	+10% $165
Rate	-1.0pp $142	-0.5pp $116	base $89	+0.5pp $62	+1.0pp $34

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-01
   status $105,000 Pending 10 DOM
2. 2026-06-01
   days on market $105,000 Active 10 DOM
3. 2026-05-31
   days on market $105,000 Active 9 DOM
4. 2026-05-22
   listed $105,000 Active
5. 2022-10-17
   soldstatus $90,000
6. 2022-10-11
   soldstatus $90,000 Closed 521-char remark

   Show marketing remark (521 chars)

   Looking for that country feeling without sacrificing convenience? You found it! With easy access to downtown Fairview out of your front door, this small-town charmer features 3 Bedrooms with 1.5 Bathrooms, an open kitchen with a gas range/stove and eat in bar, a single car attached garage, and fenced in dog run. The large backyard provides tons of room for entertaining, to plant a garden, and to enjoy the breathtaking sunsets over the open wheat fields. Don’t miss your opportunity! Schedule your viewing today!

7. 2022-09-20
   status Pending 521-char remark

   Show marketing remark (521 chars)

   Looking for that country feeling without sacrificing convenience? You found it! With easy access to downtown Fairview out of your front door, this small-town charmer features 3 Bedrooms with 1.5 Bathrooms, an open kitchen with a gas range/stove and eat in bar, a single car attached garage, and fenced in dog run. The large backyard provides tons of room for entertaining, to plant a garden, and to enjoy the breathtaking sunsets over the open wheat fields. Don’t miss your opportunity! Schedule your viewing today!

8. 2022-09-18
   status Pending 521-char remark

   Show marketing remark (521 chars)

   Looking for that country feeling without sacrificing convenience? You found it! With easy access to downtown Fairview out of your front door, this small-town charmer features 3 Bedrooms with 1.5 Bathrooms, an open kitchen with a gas range/stove and eat in bar, a single car attached garage, and fenced in dog run. The large backyard provides tons of room for entertaining, to plant a garden, and to enjoy the breathtaking sunsets over the open wheat fields. Don’t miss your opportunity! Schedule your viewing today!

9. 2022-07-23
   price $91,000 521-char remark

   Show marketing remark (521 chars)

   Looking for that country feeling without sacrificing convenience? You found it! With easy access to downtown Fairview out of your front door, this small-town charmer features 3 Bedrooms with 1.5 Bathrooms, an open kitchen with a gas range/stove and eat in bar, a single car attached garage, and fenced in dog run. The large backyard provides tons of room for entertaining, to plant a garden, and to enjoy the breathtaking sunsets over the open wheat fields. Don’t miss your opportunity! Schedule your viewing today!

10. 2022-07-09
    price $95,000 521-char remark

    Show marketing remark (521 chars)

    Looking for that country feeling without sacrificing convenience? You found it! With easy access to downtown Fairview out of your front door, this small-town charmer features 3 Bedrooms with 1.5 Bathrooms, an open kitchen with a gas range/stove and eat in bar, a single car attached garage, and fenced in dog run. The large backyard provides tons of room for entertaining, to plant a garden, and to enjoy the breathtaking sunsets over the open wheat fields. Don’t miss your opportunity! Schedule your viewing today!

11. 2022-06-08
    price $99,000 521-char remark

    Show marketing remark (521 chars)

    Looking for that country feeling without sacrificing convenience? You found it! With easy access to downtown Fairview out of your front door, this small-town charmer features 3 Bedrooms with 1.5 Bathrooms, an open kitchen with a gas range/stove and eat in bar, a single car attached garage, and fenced in dog run. The large backyard provides tons of room for entertaining, to plant a garden, and to enjoy the breathtaking sunsets over the open wheat fields. Don’t miss your opportunity! Schedule your viewing today!

12. 2022-05-12
    listed $100,000 Active 521-char remark

    Show marketing remark (521 chars)

    Looking for that country feeling without sacrificing convenience? You found it! With easy access to downtown Fairview out of your front door, this small-town charmer features 3 Bedrooms with 1.5 Bathrooms, an open kitchen with a gas range/stove and eat in bar, a single car attached garage, and fenced in dog run. The large backyard provides tons of room for entertaining, to plant a garden, and to enjoy the breathtaking sunsets over the open wheat fields. Don’t miss your opportunity! Schedule your viewing today!

13. 2007-11-30
    soldstatus $55,000
14. 1991-06-18
    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: $826 · $69/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$119/yr (+$10/mo · 14.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,432
• − Mortgage interest: −$5,882
• − Property taxes: −$826
• − Insurance: −$525
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,055
• Taxable loss: −$684
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $1,237/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: Fairview
• NCES district ID: 4011280
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $47,230
• Composite: 29.67/100
• National rank: #6464
• State rank: #40 of 270 in OK

Livability — Fairview

• Score: 72/100
• State rank: #22
• US rank: #5863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, OK
• Population (ZIP): 3,618

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 9% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Romanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 180.6875
• 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

+346.8% since first listed

11 events — show timeline

• 2026-05-22 Listed $105,000 MLSOK
• 2022-10-17 Sold (Public Records) $90,000 Public Records
• 2022-10-11 Sold (MLS) $90,000 MLSOK
• 2022-09-20 Pending — MLSOK
• 2022-09-18 Pending — MLSOK
• 2022-07-23 Price Changed $91,000 MLSOK
• 2022-07-09 Price Changed $95,000 MLSOK
• 2022-06-08 Price Changed $99,000 MLSOK
• 2022-05-12 Listed $100,000 MLSOK
• 2007-11-30 Sold (Public Records) $55,000 Public Records
• 1991-06-18 Sold (Public Records) $23,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $826 · -3.1% YoY. Source: county tax records.