204 Elaine Ave · Burns Flat, OK 73647

$114,900

3 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 331 Days on market

Built 1964 9,718 sqft lot Est $79k · 46% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Appreciation +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

This attractive brick home in the Bryan Acres addition of Burns Flat, OK, offers a perfect blend of space and potential, It features three bedrooms, two large living areas one featuring a wood burning Stove, Recent Tiled flooring installed 2024 and French doors. 2nd Living room has Tall Vaulted ceilings with Beams spacious enough for all your entertaining. Kitchen is complimented with a Breakfast bar, tiled countertops, lots of cabinets for storage and Stainless steel appliance whcih include a fridge and dishwasher. Large dining area with parquet flooring. Primary bedroom has lots of windows and a private bathroom with a stand alone shower. Linen cabinet in Hall. Laundry area includes a con

Key facts

• Open concrete patio
• Tiled flooring
• Large backyard

Tags

• BRICK HOME
• LARGE BACKYARD
• OPEN CONCRETE PATIO
• FRENCH DOORS
• TILED FLOORING
• TALL VAULTED CEILINGS

Property features AI

Finance

• Other: Property status: Existing; Homestead: No; Storm shelter: No; Interior lot size approximately 0.2231 acres; Vacant and currently unoccupied; Living area reported as 2,024 (source: assessor)
• Financial info: Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Home design: Single-family residence; Residential property; Entry level: One
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Interior lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating
• Interior features: One-level home; Living areas: 2; Dining area: 1; No dedicated study; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#122 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Burns Flat-Dill City (rural): math 15% / reading 22% proficiency, ranked #183 of 270 in OK (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Will Rogers Es (math 13% / reading 19%, grade F, #582 of 845 statewide, top 69%, 366 students, 0% FRL); Burns Flat-Dill City Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 127 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 14 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($794 loan paydown + $1k appreciation (1.3% local appreciation)).
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $115k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 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 1964 — 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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $78,936
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 44 Hwy	0.39mi	3/2.0	2,064 (+2%)	23mo	$79,900	$39	59

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

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.65×
• Total profit: $20,815
• Equity at exit: $40,781

10-year hold

• IRR: 15.9%
• Equity multiple: 2.98×
• Total profit: $63,572
• Equity at exit: $55,419

Cash invested: $32,172 (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 73647

• Home prices YoY: 0.8%
• Active inventory: 14
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $271

Break-even live

Break-even rent $891

Max offer price $114,900

Occupancy floor 73%

Sensitivity live

Price	-10% $336	-5% $303	+0% $271	+5% $238	+10% $206
Rent	-10% $173	-5% $222	+0% $271	+5% $319	+10% $368
Rate	-1.0pp $329	-0.5pp $300	base $271	+0.5pp $241	+1.0pp $211

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $114,900 Active 331 DOM
2. 2026-06-21
   days on market $114,900 Active 330 DOM
3. 2026-06-21
   days on market $114,900 Active 329 DOM
4. 2026-06-18
   days on market $114,900 Active 327 DOM
5. 2026-06-17
   days on market $114,900 Active 326 DOM
6. 2026-06-16
   days on market $114,900 Active 325 DOM
7. 2026-06-15
   days on market $114,900 Active 324 DOM
8. 2026-06-13
   days on market $114,900 Active 322 DOM
9. 2026-06-12
   days on market $114,900 Active 321 DOM
10. 2026-06-09
    days on market $114,900 Active 318 DOM
11. 2026-06-08
    days on market $114,900 Active 317 DOM
12. 2026-06-08
    days on market $114,900 Active 316 DOM
13. 2026-06-05
    days on market $114,900 Active 314 DOM
14. 2026-06-04
    days on market $114,900 Active 312 DOM
15. 2026-06-02
    days on market $114,900 Active 311 DOM
16. 2026-06-01
    days on market $114,900 Active 310 DOM
17. 2026-05-31
    days on market $114,900 Active 309 DOM
18. 2026-01-13
    price $114,900
19. 2025-07-25
    listed $134,900 Active
20. 2010-06-21
    soldstatus $67,500

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$397/yr (+$33/mo · 62.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,798
• − Mortgage interest: −$6,436
• − Property taxes: −$637
• − Insurance: −$574
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,343
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,903/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: Burns Flat-Dill City
• NCES district ID: 4000014
• Math proficiency: 15% ▼ -2.00%
• Reading proficiency: 22% ▲ 4.00%
• Median HH income: $45,907
• Composite: 16.25/100
• National rank: #9221
• State rank: #183 of 270 in OK

Livability — Burns Flat

• Score: 66/100
• State rank: #122
• US rank: #12117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burns Flat, OK
• City population: 1,968
• Population (ZIP): 691

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Native American 1%
• Common ancestry: Iranian 3% Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 168.3314
• 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

+70.2% since first listed

3 events — show timeline

• 2026-01-13 Price Changed $114,900 MLSOK
• 2025-07-25 Listed $134,900 MLSOK
• 2010-06-21 Sold (Public Records) $67,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $637 · -1.2% YoY. Source: county tax records.