906 S Rock Island Ave · El Reno, OK 73036

$116,500

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 83 Days on market

Built 1950 4,051 sqft lot Est $129k · 10% under

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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 +23.8/30.0
• ARV discount +11.9/15.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• 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

MANY updates in 2008--carpet, ceiling fans, paint, light fixtures, kitchen sinks, faucets,toilet, vent lite fan in bath, front & backdoors, dishwasher, counter-tops this house is MOVE IN READY! and LIKE new!!

Key facts

• Proximity to schools
• Proximity to dining
• Inside utility room

Tags

• WALK-IN PANTRY
• INSIDE UTILITY ROOM
• DETACHED GARAGE
• ALLEY PARKING
• PROXIMITY TO SCHOOLS
• PROXIMITY TO DINING

Property features AI

Finance

• Financial info: Listing offered As-Is; acceptable financing: Cash or Conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One-level property; Existing property
• Construction: Frame construction; Composition roof (replaced/updated in 2013); Conventional foundation
• Exterior features: No notable exterior features listed; Interior lot

Interior

• Kitchen: Built-in electric range; Dishwasher; Microwave
• Bedrooms: 2 bedrooms (both with ceiling fans)
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans in living room and both bedrooms; Fireplace in living room; Disposal

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Rose Witcher Es (387 students, 0% FRL); Etta Dale Jhs (math 7% / reading 13%, grade F, #277 of 345 statewide, top 83%, 444 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $805 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $70k; list at $116k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1950 — 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: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $129,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 E Watts St	0.52mi	2/1.0	1,024 (-0%)	1mo	$125,000	$122	75
314 S Roberts Ave	0.48mi	3/1.0 (+1)	1,028 (+0%)	2mo	$141,000	$137	71
1012 S Ellison Ave	0.50mi	2/1.0	1,090 (+6%)	2mo	$114,000	$105	64
605 S Reno Ave	0.55mi	2/1.0	1,093 (+6%)	1mo	$149,900	$137	62
324 Hal Dr	0.62mi	2/1.0	1,000 (-2%)	6mo	$118,000	$118	62
717 S Miles Ave	0.32mi	2/1.0	912 (-11%)	8mo	$114,900	$126	60
818 W Watts St	0.61mi	2/2.0	1,026 (0%)	9mo	$128,438	$125	60
1008 E Woodson St	0.73mi	3/1.0 (+1)	999 (-3%)	1mo	$75,500	$76	56
1606 S Choctaw Ave	0.46mi	3/1.0 (+1)	936 (-9%)	10mo	$65,000	$69	51
1805 S Jensen Ave	0.69mi	2/1.0	912 (-11%)	5mo	$129,900	$142	45
1305 S Reno Ave	0.74mi	3/1.0 (+1)	1,136 (+11%)	5mo	$165,000	$145	38
313 Hal Dr	0.67mi	3/1.0 (+1)	1,165 (+14%)	7mo	$150,000	$129	35

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,084
• Equity at exit: $17,371

10-year hold

• IRR: 8.4%
• Equity multiple: 1.67×
• Total profit: $22,017
• Equity at exit: $10,073

Cash invested: $32,620 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$611
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $224

Break-even live

Break-even rent $959

Max offer price $116,500

Occupancy floor 77%

Sensitivity live

Price	-10% $290	-5% $257	+0% $224	+5% $192	+10% $159
Rent	-10% $126	-5% $175	+0% $224	+5% $274	+10% $323
Rate	-1.0pp $283	-0.5pp $254	base $224	+0.5pp $194	+1.0pp $164

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 S Wilson Ave Unit 819 El Reno, OK	3.0	2.0	1200	$1,325	$1.10	3d	1	0.32mi
819 S Wilson Ave El Reno, OK	3.0	2.0	1200	$1,325	$1.10	5d	1	0.32mi
1100 W Wade St Unit 218 El Reno, OK	1.0	1.0	800	$800	$1.00	16d	1	0.79mi
1020 W Hayes St El Reno, OK	2.0	2.0	865	$1,250	$1.45	3d	1	0.84mi
1320 E Cavanaugh St El Reno, OK	3.0	2.0	1222	$1,400	$1.15	12d	1	0.85mi
607 N Evans Ave El Reno, OK	2.0	1.0	1032	$1,025	$0.99	3d	1	0.85mi
1915 S Jensen Ave El Reno, OK	3.0	1.5	1402	$1,400	$1.00	3d	1	0.86mi
702 Amity Ln El Reno, OK	2.0	2.0	1487	$1,550	$1.04	3d	1	1.08mi
1518 W London St Apt 3 El Reno, OK	2.0	1.0	750	$795	$1.06	25d	1	1.12mi
1543 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	3d	1	1.23mi
2001 S Country Club Rd El Reno, OK	2.0	1.0	768	$850	$1.11	22d	1	1.25mi
1541 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	3d	1	1.28mi
1541 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	5d	1	1.28mi
814 SW 25th St El Reno, OK	3.0	2.0	1411	$1,375	$0.97	20d	1	1.32mi

Listing history 30 events

1. 2026-06-21
   days on market $116,500 Active 83 DOM
2. 2026-06-18
   days on market $116,500 Active 80 DOM
3. 2026-06-17
   days on market $116,500 Active 79 DOM
4. 2026-06-16
   days on market $116,500 Active 78 DOM
5. 2026-06-15
   days on market $116,500 Active 77 DOM
6. 2026-06-13
   days on market $116,500 Active 75 DOM
7. 2026-06-13
   days on market $116,500 Active 74 DOM
8. 2026-06-09
   days on market $116,500 Active 71 DOM
9. 2026-06-08
   days on market $116,500 Active 70 DOM
10. 2026-06-07
    days on market $116,500 Active 69 DOM
11. 2026-06-05
    days on market $116,500 Active 66 DOM
12. 2026-06-03
    days on market $116,500 Active 65 DOM
13. 2026-06-02
    days on market $116,500 Active 64 DOM
14. 2026-06-01
    days on market $116,500 Active 63 DOM
15. 2026-05-31
    days on market $116,500 Active 62 DOM
16. 2026-04-14
    price $116,500
17. 2026-03-30
    listed $118,000 Active
18. 2013-02-13
    soldstatus $70,000
19. 2012-12-20
    soldstatus $70,000
20. 2012-12-17
    soldstatus $70,000 212-char remark

    Show marketing remark (212 chars)

    MANY updates in 2008--carpet, ceiling fans, paint, light fixtures, kitchen sinks, faucets,toilet, vent lite fan in bath, front & backdoors, dishwasher, counter-tops this house is MOVE IN READY! and LIKE new!!

21. 2011-12-07
    historical

    Show marketing remark (212 chars)

    MANY updates in 2008--carpet, ceiling fans, paint, light fixtures, kitchen sinks, faucets,toilet, vent lite fan in bath, front & backdoors, dishwasher, counter-tops this house is MOVE IN READY! and LIKE new!!

22. 2011-12-07
    listed $69,900 212-char remark

    Show marketing remark (212 chars)

    MANY updates in 2008--carpet, ceiling fans, paint, light fixtures, kitchen sinks, faucets,toilet, vent lite fan in bath, front & backdoors, dishwasher, counter-tops this house is MOVE IN READY! and LIKE new!!

23. 2011-07-29
    listed $72,000
24. 2010-02-17
    soldstatus $70,000
25. 2010-02-12
    soldstatus $69,900
26. 2009-10-01
    listed $69,900
27. 2009-02-02
    historical
28. 2008-08-01
    listed $76,900
29. 1998-02-05
    soldstatus $15,000
30. 1997-07-30
    soldstatus $15,000

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,182 · $98/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,923
• − Mortgage interest: −$6,526
• − Property taxes: −$1,182
• − Insurance: −$582
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,389
• Taxable income: $856
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $2,488/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

+676.7% since first listed

15 events — show timeline

• 2026-04-14 Price Changed $116,500 MLSOK
• 2026-03-30 Listed $118,000 MLSOK
• 2013-02-13 Sold (Public Records) $70,000 Public Records
• 2012-12-20 Sold (Public Records) $70,000 Public Records
• 2012-12-17 Sold (MLS) $70,000 MLSOK
• 2011-12-07 Listed $69,900 MLSOK
• 2011-12-07 Listing Removed — MLSOK
• 2011-07-29 Listed $72,000 MLSOK
• 2010-02-17 Sold (Public Records) $70,000 Public Records
• 2010-02-12 Sold (MLS) $69,900 MLSOK
• 2009-10-01 Listed $69,900 MLSOK
• 2009-02-02 Listing Removed — MLSOK
• 2008-08-01 Listed $76,900 MLSOK
• 1998-02-05 Sold (Public Records) $15,000 Public Records
• 1997-07-30 Sold (Public Records) $15,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,182 · +6.0% YoY. Source: county tax records.