1109 W A Ave · Elk City, OK 73644

$125,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 51 Days on market

Built 1935 7,000 sqft lot Est $125k · 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 +16.4/30.0
• ARV discount +7.4/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• 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 MLS

This 3 Bedroom 2 Bath home is move in ready! It Features Solid surface countertops, large utility room with pantry, Walk-in closets, the roof, a/c and windows are all around 4 years old, formal dining room, tastefully painted and decorated, this home has been remodeled and is just waiting on your family! Call today for a private showing, you won't be disappointed.

Key facts

• Custom cabinets
• Fenced yard
• Versatile closets

Tags

• FENCED YARD
• CUSTOM CABINETS
• GAS COOK STOVE
• HARD SURFACE COUNTERS
• VERSATILE CLOSETS
• SEPARATE DINING AREA

Property features AI

Finance

• Other: Vacant and available; Located in Jones & Bradley addition; Directions: From the corner of Randall and Main, go north on Randall to Ave A; home is on the north side of the street
• Financial info: Loan qualifying: Yes; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead eligible
• Home design: Single-family residence; Residential property; South-facing
• Construction: Vinyl siding; Composition roof; Combination foundation; Built status: existing
• Exterior features: Covered porch; Porch; Outbuildings; Wood fencing; Interior lot

Interior

• Kitchen: Free-standing gas range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Living area listed at 1,248 (assessor); No fireplace
• Laundry & utility: Combination foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $72 ($864/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 $110k (11.7% below list).
• Recommended offer: $110k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.2% 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 Ies (math 21% / reading 14%, grade F, #186 of 345 statewide, top 55%, 434 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: 125 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 $864 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 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 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 $93k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,420 (11.7% below list)

Questions for the listing agent

1. It's been on market 51 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 1935 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 N State Ave	0.18mi	3/2.0	1,288 (+3%)	2mo	$142,500	$111	84
110 Peggy Dr	0.69mi	3/2.0	1,250 (+0%)	1mo	$139,000	$111	67
622 N Boone Ave	0.29mi	2/2.0 (-1)	1,144 (-8%)	3mo	$100,000	$87	65
202 N Beckham Ave	0.30mi	2/2.0 (-1)	1,344 (+8%)	5mo	$135,000	$100	64
1501 W 1st St	0.25mi	3/1.0	1,395 (+12%)	4mo	$132,000	$95	61
104 Brian Rd	0.57mi	2/1.0 (-1)	1,256 (+1%)	3mo	$115,000	$92	60
1024 W 1st St	0.10mi	3/1.5	1,420 (+14%)	12mo	$138,000	$97	60
115 S Oliver Ave	0.51mi	2/2.0 (-1)	1,328 (+6%)	2mo	$132,000	$99	59
422 N Washington Ave	0.55mi	3/1.0	1,150 (-8%)	1mo	$80,000	$70	57
107 Sondra Dr. Dr	0.67mi	3/2.0	1,155 (-8%)	6mo	$165,000	$143	51
111 Sondra Dr	0.69mi	3/1.5	1,164 (-7%)	8mo	$160,000	$137	48
401 Mcarthur Blvd	0.65mi	3/1.0	1,396 (+12%)	5mo	$150,000	$107	42

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-15,694
• Equity at exit: $18,638

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-7,854
• Equity at exit: $10,808

Cash invested: $35,000 (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: 125
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $72

Break-even live

Break-even rent $1,013

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $143	-5% $107	+0% $72	+5% $37	+10% $1
Rent	-10% $-15	-5% $28	+0% $72	+5% $116	+10% $159
Rate	-1.0pp $135	-0.5pp $104	base $72	+0.5pp $40	+1.0pp $7

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $125,000 Active 51 DOM
2. 2026-06-21
   days on market $125,000 Active 50 DOM
3. 2026-06-18
   days on market $125,000 Active 48 DOM
4. 2026-06-17
   days on market $125,000 Active 47 DOM
5. 2026-06-16
   days on market $125,000 Active 46 DOM
6. 2026-06-15
   days on market $125,000 Active 45 DOM
7. 2026-06-13
   days on market $125,000 Active 43 DOM
8. 2026-06-12
   days on market $125,000 Active 42 DOM
9. 2026-06-09
   days on market $125,000 Active 39 DOM
10. 2026-06-08
    days on market $125,000 Active 38 DOM
11. 2026-06-08
    days on market $125,000 Active 37 DOM
12. 2026-06-07
    days on market $125,000 Active 36 DOM
13. 2026-06-04
    status $125,000 Active 33 DOM
14. 2026-05-20
    status Pending
15. 2026-04-16
    listed $125,000 Active
16. 2026-04-03
    historical
17. 2025-07-01
    price $139,900
18. 2025-04-03
    listed $149,900 Active
19. 2017-02-13
    soldstatus $93,000
20. 2017-02-09
    soldstatus $93,000 368-char remark

    Show marketing remark (368 chars)

    This 3 Bedroom 2 Bath home is move in ready! It Features Solid surface countertops, large utility room with pantry, Walk-in closets, the roof, a/c and windows are all around 4 years old, formal dining room, tastefully painted and decorated, this home has been remodeled and is just waiting on your family! Call today for a private showing, you won't be disappointed.

21. 2016-11-10
    listed $105,000 368-char remark

    Show marketing remark (368 chars)

    This 3 Bedroom 2 Bath home is move in ready! It Features Solid surface countertops, large utility room with pantry, Walk-in closets, the roof, a/c and windows are all around 4 years old, formal dining room, tastefully painted and decorated, this home has been remodeled and is just waiting on your family! Call today for a private showing, you won't be disappointed.

22. 2012-09-13
    soldstatus $91,000
23. 2011-11-22
    soldstatus $30,000
24. 2007-02-09
    soldstatus $83,000
25. 2003-10-22
    soldstatus $48,500

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$12/yr (+$1/mo · 1.1%)

ⓘ 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: $13,250
• − Mortgage interest: −$7,002
• − Property taxes: −$1,113
• − Insurance: −$625
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,636
• Taxable loss: −$1,246
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $1,163/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

+157.7% since first listed

12 events — show timeline

• 2026-05-20 Pending — MLSOK
• 2026-04-16 Listed $125,000 MLSOK
• 2026-04-03 Listing Removed — MLSOK
• 2025-07-01 Price Changed $139,900 MLSOK
• 2025-04-03 Listed $149,900 MLSOK
• 2017-02-13 Sold (Public Records) $93,000 Public Records
• 2017-02-09 Sold (MLS) $93,000 MLSOK
• 2016-11-10 Listed $105,000 MLSOK
• 2012-09-13 Sold (Public Records) $91,000 Public Records
• 2011-11-22 Sold (Public Records) $30,000 Public Records
• 2007-02-09 Sold (Public Records) $83,000 Public Records
• 2003-10-22 Sold (Public Records) $48,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,113 · +10.1% YoY. Source: county tax records.