1025 Adams Ave · Elk City, OK 73644

$75,000

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 334 Days on market

Built 1959 0.36 ac lot Est $138k · 46% under ↓ 9% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Mid-Century Gem with Endless Potential! Step back in time and embrace the retro charm of this 1959 classic! This 2-bedroom, 2-bathroom home has been vacant for over 12 years, yet you'll be amazed at the preserved condition of the original kitchen and bathrooms—true vintage details that are hard to find today. Whether you're a fan of mid-century design or looking for a unique renovation project, this property offers incredible opportunity. The home does need work and is being sold as-is, but has already been appraised and priced accordingly. The sale also includes the adjacent lot, giving you additional space to expand, garden, or build. Please note: Utilities are not on and will no

Key facts

• Adjacent lot
• Original bathrooms
• Original kitchen

Tags

• ORIGINAL KITCHEN
• ORIGINAL BATHROOMS
• ADJACENT LOT
• UNIQUE RENOVATION PROJECT

Property features AI

Finance

• Other: Located on the curve of Adams and Davis
• Financial info: Sold as-is; Cash only listing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway/parking; 2-car garage
• Utilities: Public utilities
• Home design: Single family residence; One-level; Residential property; Central addition
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms
• Flooring: Concrete flooring; Carpet; Laminate
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Covered porch; Two living areas; Garage utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.89%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $137,865
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Mcarthur Blvd	0.06mi	3/1.0	1,396 (+2%)	5mo	$150,000	$107	86
402 Mcarthur Blvd	0.06mi	3/2.0	1,480 (+8%)	7mo	$149,000	$101	78
102 Kelly Ave	0.24mi	3/2.0	1,352 (-1%)	14mo	$150,000	$111	75
210 Hoover Cir	0.52mi	3/3.0	1,400 (+3%)	2mo	$100,000	$71	66
135 Blackburn Blvd	0.36mi	3/2.0	1,302 (-5%)	11mo	$155,000	$119	66
1101 Colorado Ave	0.30mi	2/2.0 (-1)	1,446 (+6%)	6mo	$200,000	$138	66
116 Currell Ln	0.38mi	3/2.0	1,245 (-9%)	7mo	$110,000	$88	62
101 Rowsey	0.67mi	3/2.0	1,329 (-3%)	8mo	$158,000	$119	58
115 S Oliver Ave	0.74mi	2/2.0 (-1)	1,328 (-3%)	2mo	$132,000	$99	54
515 N Booth Ave	0.67mi	4/1.0 (+1)	1,334 (-2%)	8mo	$128,000	$96	49
1024 W 1st St	0.71mi	3/1.5	1,420 (+4%)	12mo	$138,000	$97	48
820 N Randall Ave	0.55mi	2/2.0 (-1)	1,516 (+11%)	13mo	$149,500	$99	40

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: 17.1%
• Equity multiple: 1.69×
• Total profit: $14,475
• Equity at exit: $11,183

10-year hold

• IRR: 25.6%
• Equity multiple: 3.23×
• Total profit: $46,899
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $418

Break-even live

Break-even rent $625

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $461	-5% $439	+0% $418	+5% $397	+10% $376
Rent	-10% $327	-5% $372	+0% $418	+5% $464	+10% $509
Rate	-1.0pp $456	-0.5pp $437	base $418	+0.5pp $399	+1.0pp $379

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-12-01
   price $75,000
2. 2025-06-26
   listed $82,000 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 4/10 Moderate
• 🌡 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: $13,851
• − Mortgage interest: −$4,201
• − Property taxes: −$831
• − Insurance: −$375
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,182
• Taxable income: $4,046
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $4,046/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

-8.5% since first listed

2 events — show timeline

• 2025-12-01 Price Changed $75,000 MLSOK
• 2025-06-26 Listed $82,000 MLSOK

Property tax history

+5.3%/yr

Latest (2025): $831 · +4.8% YoY. Source: county tax records.