1101 W A Ave · Elk City, OK 73644

$59,000

2 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 16 Days on market

Built 1935 5,249 sqft lot Est $87k · 32% under

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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 MLS

Good solid home in need of cosmetic updating priced with this in mind. Home has great potential and has some major updating like pluming all new pex pipe, front door has been replaced new wood flooring has been purchased and goes with home (not installed). Hate to be cliché but a handy mans dream.

Key facts

• Plumbing redone
• Cabinets for kitchen
• Flooring for kitchen

Tags

• FLOORING FOR KITCHEN
• CABINETS FOR KITCHEN
• PLUMBING REDONE
• NEW PEX PIPE
• NEW TUB SHOWER INSERT

Property features AI

Finance

• Other: Located in the Jones & Bradley addition; No storm shelter; Property listed as unoccupied; Directions: From 3rd and Randall, go north on Randall. Turn left onto W A. The house is the first one on the north side of the road.
• Financial info: Not assumable; Loan qualification unknown; Listed price: $59,000
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 1-car garage
• Home design: Single family residence; One-level home; Residential property; Existing construction
• Construction: Frame construction with metal siding; Composition roof; Slab foundation; Homestead eligible
• Exterior features: Covered porch; Corner lot

Interior

• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Living area with one living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 $408 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $40k; 49% 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,115 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.55%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $87,174
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 W 2nd St	0.24mi	2/1.0	986 (-2%)	1mo	$41,000	$42	85
420 N Howard Ave	0.09mi	3/1.0 (+1)	1,008 (+1%)	10mo	$18,500	$18	81
1403 W Broadway Ave	0.34mi	3/1.0 (+1)	1,008 (+1%)	10mo	$80,000	$79	70
415 Eisenhower Blvd	0.54mi	3/1.0 (+1)	1,012 (+1%)	1mo	$97,000	$96	68
906 Halsey Dr	0.42mi	3/1.0 (+1)	970 (-3%)	12mo	$92,000	$95	61
622 N Boone Ave	0.26mi	2/2.0	1,144 (+14%)	3mo	$100,000	$87	58
311 W 1st St	0.53mi	2/1.0	1,096 (+9%)	16mo	$66,000	$60	46
422 N Washington Ave	0.52mi	3/1.0 (+1)	1,150 (+15%)	1mo	$80,000	$70	46
211 S Boone Ave	0.45mi	3/2.0 (+1)	1,084 (+8%)	15mo	$40,000	$37	44
1010 N Washington Ave	0.63mi	2/1.0	900 (-10%)	15mo	$115,000	$128	42
417 W 7th St	0.67mi	3/2.0 (+1)	1,090 (+9%)	21mo	$115,000	$106	27
419 W 8th St	0.74mi	3/2.0 (+1)	1,150 (+15%)	14mo	$130,000	$113	21

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $14,584
• Equity at exit: $8,797

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $43,758
• Equity at exit: $5,101

Cash invested: $16,520 (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: 5.2×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $379

Break-even live

Break-even rent $463

Max offer price $59,000

Occupancy floor 55%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $59,000 Active 16 DOM
2. 2026-06-17
   days on market $59,000 Active 15 DOM
3. 2026-06-16
   days on market $59,000 Active 14 DOM
4. 2026-06-15
   days on market $59,000 Active 13 DOM
5. 2026-06-13
   days on market $59,000 Active 11 DOM
6. 2026-06-12
   days on market $59,000 Active 10 DOM
7. 2026-06-09
   days on market $59,000 Active 7 DOM
8. 2026-06-08
   days on market $59,000 Active 6 DOM
9. 2026-06-08
   days on market $59,000 Active 5 DOM
10. 2026-06-07
    days on market $59,000 Active 4 DOM
11. 2026-06-03
    remarks 349-char remark
12. 2026-06-03
    listed $59,000 Active 1 DOM

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$145/yr (+$12/mo · 37.6%)

ⓘ 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: $11,323
• − Mortgage interest: −$3,305
• − Property taxes: −$386
• − Insurance: −$295
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$1,716
• Taxable income: $3,809
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $3,637/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

+637.5% since first listed

9 events — show timeline

• 2026-06-02 Listed $59,000 MLSOK
• 2025-08-05 Sold (Public Records) $39,500 Public Records
• 2025-08-04 Sold (MLS) $39,500 MLSOK
• 2025-07-02 Pending — MLSOK
• 2025-06-27 Listed $45,000 MLSOK
• 2019-03-25 Sold (MLS) $28,000 MLSOK
• 2018-12-12 Listed $40,000 MLSOK
• 2005-08-11 Sold (Public Records) $25,000 Public Records
• 1994-07-14 Sold (Public Records) $8,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $386 · +10.0% YoY. Source: county tax records.