920 W Woodson St · El Reno, OK 73036

$51,000

2 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 84 Days on market

Built 1940 6,251 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Come take a look at your next investment or fix and flip opportunity. All brick exterior on a corner lot with a detached garage. This could make for a decent two unit investment, by converting the garage into a living space. This is a great investor special, fix and flip, value add opportunity. Take a look and make an offer!

Key facts

• Living space
• Brick exterior
• Two unit investment

Tags

• BRICK EXTERIOR
• CORNER LOT
• DETACHED GARAGE
• TWO UNIT INVESTMENT
• LIVING SPACE

Property features AI

Finance

• Other: Below-ground storm shelter; Price recently decreased; Listed by Mull Real Estate LLC
• Financial info: Not assumable; Loan qualification unknown; Current price per sqft approximately 50.77; Current listing price $59,000; Property vacant
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; Residential property; Two levels; Existing property; Located in the Keith addition; Homestead eligible
• Construction: Brick and frame construction; Composition roof; Built on combination foundation
• Exterior features: Interior lot

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: Covered porch; No fireplace; Combination foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $48k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 4.8% in El Reno — 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 67/100 on livability (#95 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• El Reno (town): math 12% / reading 15% proficiency, ranked #232 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hillcrest Es (325 students, 0% FRL); El Reno Hs (math 16% / reading 19%, grade F, #307 of 447 statewide, top 69%, 980 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 281 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $353 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $14k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $51k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,940 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 2.25% ✓
• Cap rate: 19.08%
• Cash-on-cash: 45.65%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $154,546
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N Moore Ave	0.09mi	2/1.0	1,100 (-5%)	9mo	$107,000	$97	80
605 S Reno Ave	0.39mi	2/1.0	1,093 (-6%)	1mo	$149,900	$137	71
111 N Admire Ave	0.35mi	2/1.0	1,218 (+5%)	6mo	$139,000	$114	71
1501 W Watts St	0.50mi	3/1.5 (+1)	1,175 (+1%)	4mo	$169,000	$144	65
605 W Cheyenne St	0.41mi	3/2.0 (+1)	1,200 (+3%)	4mo	$160,000	$133	63
1220 W Warren St	0.48mi	3/1.0 (+1)	1,107 (-5%)	2mo	$157,000	$142	63
818 W Watts St	0.25mi	2/2.0	1,026 (-12%)	9mo	$128,438	$125	57
709 S Hadden St	0.50mi	2/1.0	1,297 (+12%)	5mo	$100,000	$77	53
616 S Ellison Ave	0.45mi	3/1.0 (+1)	1,284 (+10%)	9mo	$65,000	$51	49
104 W Foreman St	0.59mi	3/1.0 (+1)	1,032 (-11%)	2mo	$45,000	$44	47
912 S Boynton Ave	0.65mi	3/2.0 (+1)	1,119 (-4%)	10mo	$169,000	$151	47
413 N Rock Island Ave	0.63mi	3/2.0 (+1)	1,314 (+13%)	3mo	$183,500	$140	38

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 44.2%
• Equity multiple: 2.94×
• Total profit: $27,753
• Equity at exit: $7,604

10-year hold

• IRR: 50.7%
• Equity multiple: 6.23×
• Total profit: $74,671
• Equity at exit: $4,410

Cash invested: $14,280 (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 73036

• Home prices YoY: -3.3%
• Rents YoY: 4.2%
• Active inventory: 281
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$267
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $543

Break-even live

Break-even rent $461

Max offer price $51,000

Occupancy floor 48%

Sensitivity live

Price	-10% $572	-5% $558	+0% $543	+5% $529	+10% $514
Rent	-10% $453	-5% $498	+0% $543	+5% $589	+10% $634
Rate	-1.0pp $569	-0.5pp $556	base $543	+0.5pp $530	+1.0pp $517

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 W Hayes St El Reno, OK	2.0	2.0	865	$1,250	$1.45	2d	1	0.08mi
1100 W Wade St Unit 218 El Reno, OK	1.0	1.0	800	$800	$1.00	15d	1	0.11mi
1518 W London St Apt 3 El Reno, OK	2.0	1.0	750	$795	$1.06	24d	1	0.47mi
607 N Evans Ave El Reno, OK	2.0	1.0	1032	$1,025	$0.99	2d	1	0.56mi
819 S Wilson Ave El Reno, OK	3.0	2.0	1200	$1,325	$1.10	5d	1	0.68mi
819 S Wilson Ave Unit 819 El Reno, OK	3.0	2.0	1200	$1,325	$1.10	2d	1	0.69mi
1543 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	2d	1	1.25mi
1541 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	2d	1	1.28mi
1541 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	5d	1	1.28mi
2001 S Country Club Rd El Reno, OK	2.0	1.0	768	$850	$1.11	22d	1	1.31mi
702 Amity Ln El Reno, OK	2.0	2.0	1487	$1,550	$1.04	2d	1	1.37mi
1915 S Jensen Ave El Reno, OK	3.0	1.5	1402	$1,400	$1.00	2d	1	1.38mi
1841 Jack Rabbit Ln El Reno, OK	3.0	2.0	1229	$1,425	$1.16	15d	1	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $51,000 Active 84 DOM
2. 2026-06-18
   days on market $51,000 Active 81 DOM
3. 2026-06-17
   days on market $51,000 Active 80 DOM
4. 2026-06-16
   days on market $51,000 Active 79 DOM
5. 2026-06-15
   days on market $51,000 Active 78 DOM
6. 2026-06-13
   days on market $51,000 Active 76 DOM
7. 2026-06-13
   pricedays on market $51,000 Active 75 DOM
8. 2026-06-09
   days on market $58,000 Active 72 DOM
9. 2026-06-08
   days on market $58,000 Active 71 DOM
10. 2026-06-07
    days on market $58,000 Active 70 DOM
11. 2026-06-05
    days on market $58,000 Active 67 DOM
12. 2026-06-03
    days on market $58,000 Active 66 DOM
13. 2026-06-02
    days on market $58,000 Active 65 DOM
14. 2026-06-01
    days on market $58,000 Active 64 DOM
15. 2026-05-31
    days on market $58,000 Active 63 DOM
16. 2026-05-22
    price $58,000
17. 2026-04-27
    price $59,000
18. 2026-04-15
    price $63,000
19. 2026-03-29
    listed $65,000 Active
20. 2003-11-12
    soldstatus $19,000
21. 2003-09-16
    listed $19,000
22. 1998-03-04
    soldstatus $8,000

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $907 · $76/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,785
• − Mortgage interest: −$2,857
• − Property taxes: −$907
• − Insurance: −$255
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,484
• Taxable income: $6,077
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $5,061/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: El Reno
• NCES district ID: 4010650
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 15% ▼ -9.00%
• Median HH income: $44,689
• Composite: 12.01/100
• National rank: #9664
• State rank: #232 of 270 in OK

Livability — El Reno

• Score: 67/100
• State rank: #95
• US rank: #10933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Reno, OK
• County: Canadian County · 154,341 people
• City population: 21,387
• Metro: Oklahoma City, OK
• Population (ZIP): 21,387
• Household income: $59,915
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 580.0

Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Two or more races 8% Native American 8% Black 6%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.37%
• Current HPI: 334.5896
• Rent YoY: ▲ 4.19%
• Metro: Oklahoma City, OK
• 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

+625.0% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $58,000 MLSOK
• 2026-04-27 Price Changed $59,000 MLSOK
• 2026-04-15 Price Changed $63,000 MLSOK
• 2026-03-29 Listed $65,000 MLSOK
• 2003-11-12 Sold (MLS) $19,000 MLSOK
• 2003-09-16 Listed $19,000 MLSOK
• 1998-03-04 Sold (Public Records) $8,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $907 · +6.0% YoY. Source: county tax records.