2608 Homestead Dr · El Reno, OK 73036

$135,000

3 bd · 2.0 ba · 1,367 sqft · SingleFamily public records

Built 1980 9,749 sqft lot Est $209k · 35% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• 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 MLS

THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

Key facts

• 9,749 sq ft lot
• 2 garage spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.8% 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); 280 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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 $101k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $135,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $209,151
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2452 Stone Glen Dr	0.19mi	3/2.0	1,392 (+2%)	6mo	$193,000	$139	83
2605 Stone Glen Dr	0.03mi	3/2.0	1,425 (+4%)	19mo	$179,000	$126	76
2617 Kadlan Dr	0.15mi	3/2.0	1,382 (+1%)	24mo	$219,900	$159	71
2605 Kadlan Dr	0.15mi	3/2.0	1,543 (+13%)	3mo	$255,000	$165	69
2604 Kadlan Dr	0.12mi	3/2.0	1,507 (+10%)	11mo	$237,000	$157	69
608 N Reformatory Rd	0.39mi	3/2.0	1,442 (+6%)	6mo	$220,000	$153	68
2561 Kadlan Dr	0.18mi	3/2.0	1,506 (+10%)	9mo	$255,000	$169	67
2613 Kadlan Dr	0.14mi	3/2.0	1,464 (+7%)	21mo	$235,000	$161	64
2452 Townsend Dr	0.12mi	3/2.0	1,260 (-8%)	23mo	$168,000	$133	62
2604 Stone Glen Dr	0.06mi	3/2.0	1,234 (-10%)	24mo	$176,000	$143	61
2456 Townsend Dr	0.13mi	3/1.0	1,554 (+14%)	18mo	$155,000	$100	52
2408 Townsend Dr	0.33mi	3/1.0	1,191 (-13%)	24mo	$159,900	$134	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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,271
• Equity at exit: $20,129

10-year hold

• IRR: 14.1%
• Equity multiple: 2.20×
• Total profit: $45,196
• Equity at exit: $11,672

Cash invested: $37,800 (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: 280
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$708
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $396

Break-even live

Break-even rent $1,107

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $472	-5% $434	+0% $396	+5% $358	+10% $319
Rent	-10% $269	-5% $332	+0% $396	+5% $459	+10% $523
Rate	-1.0pp $464	-0.5pp $430	base $396	+0.5pp $361	+1.0pp $325

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Rosewood Ln El Reno, OK	4.0	2.5	1674	$1,795	$1.07	24d	1	1.14mi
1617 Amaranth Ln El Reno, OK	3.0	2.0	1152	$1,455	$1.26	2d	1	1.21mi
1636 Eighty Niner Ter El Reno, OK	3.0	2.0	1707	$1,599	$0.94	2d	1	1.22mi
1841 Jack Rabbit Ln El Reno, OK	3.0	2.0	1229	$1,425	$1.16	15d	1	1.24mi
1810 Crimson Lake Blvd El Reno, OK	4.0	2.0	1566	$1,650	$1.05	2d	1	1.37mi
1905 Crimson Lake Blvd El Reno, OK	4.0	2.0	1534	$1,600	$1.04	2d	1	1.40mi
1903 Dogwood Dr El Reno, OK	4.0	2.0	1534	$1,650	$1.08	2d	1	1.40mi
2003 Crimson Lake Blvd El Reno, OK	4.0	2.0	1534	$1,650	$1.08	2d	1	1.44mi
2103 Crimson Lake Blvd El Reno, OK	4.0	2.0	1534	$1,650	$1.08	2d	1	1.48mi
2105 Crimson Lake Blvd El Reno, OK	3.0	2.0	1412	$1,560	$1.10	16d	1	1.48mi

Listing history 19 events

1. 2026-04-29
   listed $135,000
2. 2026-04-29
   historical
3. 2026-03-31
   historical
4. 2026-02-19
   status Active
5. 2026-01-22
   listed $159,000 Active
6. 2018-03-09
   soldstatus $101,000 Sold 361-char remark

   Show marketing remark (361 chars)

   THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

7. 2018-02-08
   status Pending 361-char remark

   Show marketing remark (361 chars)

   THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

8. 2018-02-03
   status Active 361-char remark

   Show marketing remark (361 chars)

   THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

9. 2018-01-28
   status Pending 361-char remark

   Show marketing remark (361 chars)

   THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

10. 2018-01-12
    status Active 361-char remark

    Show marketing remark (361 chars)

    THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

11. 2017-12-06
    status Pending 361-char remark

    Show marketing remark (361 chars)

    THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

12. 2017-11-13
    price $102,250 361-char remark

    Show marketing remark (361 chars)

    THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

13. 2017-11-06
    price $107,363 361-char remark

    Show marketing remark (361 chars)

    THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

14. 2017-10-16
    price $115,000 361-char remark

    Show marketing remark (361 chars)

    THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

15. 2017-09-26
    price $118,000 361-char remark

    Show marketing remark (361 chars)

    THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

16. 2017-09-01
    listed $120,000 Active 361-char remark

    Show marketing remark (361 chars)

    THIS BEAUTY IS READY! LOTS OF UPDATING TO INCLUDE, NEW ROOF, REMODELED KITCHEN, MASTER BEDROOM, MASTER BATHROOM, 2ND BATHROOM. NEW FLOORING IN KITCHEN, DINING, LIVING ROOM, MASTER BATHROOM & 2ND BATHROOM. NEW INTERIOR PAINT THROUGHOUT. DON'T WAIT! MAKE THIS ONE THE ONE FOR YOU. BUY WITH CONFIDENCE BECAUSE THE SELLER IS FURNISHING A 12 MONTH HOME WARRANTY.

17. 2003-11-11
    soldstatus $78,000
18. 2003-11-06
    soldstatus $78,000
19. 2003-07-26
    listed $82,900

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,326 · $110/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,299
• − Mortgage interest: −$7,562
• − Property taxes: −$1,326
• − Insurance: −$675
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,927
• Taxable income: $2,721
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $4,097/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

+62.8% since first listed

19 events — show timeline

• 2026-04-29 Listed $135,000 MLSOK
• 2026-04-29 Listing Removed — MLSOK
• 2026-03-31 Listing Removed — MLSOK
• 2026-02-19 Relisted — MLSOK
• 2026-01-22 Listed $159,000 MLSOK
• 2018-03-09 Sold (MLS) $101,000 MLSOK
• 2018-02-08 Pending — MLSOK
• 2018-02-03 Relisted — MLSOK
• 2018-01-28 Pending — MLSOK
• 2018-01-12 Relisted — MLSOK
• 2017-12-06 Pending — MLSOK
• 2017-11-13 Price Changed $102,250 MLSOK
• 2017-11-06 Price Changed $107,363 MLSOK
• 2017-10-16 Price Changed $115,000 MLSOK
• 2017-09-26 Price Changed $118,000 MLSOK
• 2017-09-01 Listed $120,000 MLSOK
• 2003-11-11 Sold (MLS) $78,000 MLSOK
• 2003-11-06 Sold (Public Records) $78,000 Public Records
• 2003-07-26 Listed $82,900 MLSOK

Property tax history

+3.9%/yr

Latest (2025): $1,326 · +4.2% YoY. Source: county tax records.