607 School St · Elmore City, OK 73433

$45,000

2 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 153 Days on market

Built 1952 0.52 ac lot ↓ 36% since listing

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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
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Contract Busted, No Fault of Seller! Abstracting Complete and Ready to Go! New Hot water Tank and Home has been Professionally Cleaned. Great for Investor or Cash Buyer. Motivated Seller! This 3 bed 1 bath sits on three City Lots on Edge of Town, has Private Feel with Little Through Traffic. Yard is Fully Fenced with Below Ground Storm Shelter, Two Outbuildings and Metal Carport. New Roof 2023, Plumbing Updated in Bathroom and Kitchen. Appliances stay. Needs some Love and TLC. Close to Elmore City Lake and even has a Little Peek of the Lake from Front Yard!

Key facts

• Plumbing updated
• Fully fenced
• Two outbuildings

Tags

• FULLY FENCED
• BELOW GROUND STORM SHELTER
• TWO OUTBUILDINGS
• NEW ROOF
• PLUMBING UPDATED
• CLOSE TO ELMORE CITY LAKE

Property features AI

Finance

• Other: Property is occupied: No; Conditions affecting sale: None; Back on market previously; currently Active; Days on market: 72
• Financial info: Not assumable; Loan qualification unknown; Listing price shown previously (historical pricing details available)
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Manual geocode source
• Home design: Single family residence; One level; Residential property; Existing structure
• Construction: Composition roof; Other construction materials; Conventional foundation; Built as part of Shirley 2nd Add; Homestead exempt
• Exterior features: Covered porch; Outbuildings; Rain gutters; Below-ground storm shelter; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#434 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, crime F, amenities F.
• Elmore City-Pernell (rural): math 12% / reading 20% proficiency, ranked #210 of 270 in OK (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elmore City-Pernell Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 224 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 51 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1952 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.13% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.94%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $105,024
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 N Missouri St	0.17mi	3/2.0 (+1)	1,152 (+5%)	1mo	$135,000	$117	74
407 S Texas St	0.68mi	2/1.0	1,043 (-5%)	9mo	$100,000	$96	53
109 W Paul St	0.55mi	2/1.0	952 (-13%)	13mo	$45,000	$47	42

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: 52.2%
• Equity multiple: 3.92×
• Total profit: $36,800
• Equity at exit: $20,234

10-year hold

• IRR: 51.8%
• Equity multiple: 7.90×
• Total profit: $86,995
• Equity at exit: $31,183

Cash invested: $12,600 (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 73433

• Active inventory: 51
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$10 /mo · $114/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $493

Break-even live

Break-even rent $334

Max offer price $45,000

Occupancy floor 44%

Sensitivity live

Price	-10% $518	-5% $506	+0% $493	+5% $480	+10% $467
Rent	-10% $417	-5% $455	+0% $493	+5% $531	+10% $569
Rate	-1.0pp $516	-0.5pp $504	base $493	+0.5pp $481	+1.0pp $469

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $45,000 Active 153 DOM
2. 2026-06-19
   days on market $45,000 Active 151 DOM
3. 2026-06-18
   days on market $45,000 Active 150 DOM
4. 2026-06-17
   days on market $45,000 Active 149 DOM
5. 2026-06-16
   days on market $45,000 Active 148 DOM
6. 2026-06-15
   days on market $45,000 Active 147 DOM
7. 2026-06-14
   days on market $45,000 Active 145 DOM
8. 2026-06-12
   days on market $45,000 Active 144 DOM
9. 2026-06-09
   days on market $45,000 Active 141 DOM
10. 2026-06-08
    days on market $45,000 Active 140 DOM
11. 2026-06-07
    days on market $45,000 Active 139 DOM
12. 2026-06-07
    days on market $45,000 Active 138 DOM
13. 2026-06-02
    days on market $45,000 Active 134 DOM
14. 2026-06-01
    days on market $45,000 Active 133 DOM
15. 2026-05-31
    days on market $45,000 Active 132 DOM
16. 2026-05-30
    days on market $45,000 Active 131 DOM
17. 2026-04-02
    status Active
18. 2026-03-30
    status Pending
19. 2026-03-04
    price $45,000
20. 2026-02-02
    price $55,000
21. 2026-01-15
    listed $60,000 Active
22. 2025-12-31
    historical
23. 2025-10-29
    price $60,000
24. 2025-10-16
    listed $70,000 Active

ⓘ 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: $114 · $10/mo
• Projected year-2 tax: $405 · $34/mo
• Expected delta: +$291/yr (+$24/mo · 255.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,501
• − Mortgage interest: −$2,521
• − Property taxes: −$114
• − Insurance: −$225
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$1,309
• Taxable income: $5,492
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $4,597/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: Elmore City-Pernell
• NCES district ID: 4010860
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $43,345
• Composite: 13.93/100
• National rank: #9480
• State rank: #210 of 270 in OK

Livability — Elmore City

• Score: 58/100
• State rank: #434
• US rank: #21202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmore City, OK
• Population (ZIP): 2,647

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 12% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 2% European 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-35.7% since first listed

8 events — show timeline

• 2026-04-02 Relisted — MLSOK
• 2026-03-30 Pending — MLSOK
• 2026-03-04 Price Changed $45,000 MLSOK
• 2026-02-02 Price Changed $55,000 MLSOK
• 2026-01-15 Listed $60,000 MLSOK
• 2025-12-31 Listing Removed — MLSOK
• 2025-10-29 Price Changed $60,000 MLSOK
• 2025-10-16 Listed $70,000 MLSOK

Property tax history

+1.2%/yr

Latest (2025): $114 · +3.6% YoY. Source: county tax records.