None · Elk City, OK 73644

$79,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 9 Days on market

Built 1929 7,000 sqft lot Est $130k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home for sale in Elk City with 3 bedrooms. This home features a very spacious living room with a wood burning fireplace and a huge dining area that is open to the kitchen that is great for entertaining. All three bedrooms are a good size. Outside you have a 1 car carport in the front and in the back is a detached 1 car garage with a separate finished out room that would make a great man cave or she space.

Key facts

• Detached garage
• 7,000 sq ft lot
• 2 garage spots

Tags

• DETACHED GARAGE
• WALKING DISTANCE FROM MAIN ST

Property features AI

Finance

• Other: Located in the Adrain addition; No storm shelter; No livestock usage indicated; Homestead not claimed
• Financial info: Listing accepts Cash, Conventional, FHA or VA; Current price listed
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One-level home; South-facing
• Construction: Frame construction; Shingle roof; Slab foundation; Existing property
• Exterior features: Porch; Outbuildings; Storage; Workshop; Interior lot

Interior

• Kitchen: Kitchen noted as accessible
• Bedrooms: 2 bedrooms (single-level)
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; No central heating (no heating specified); Accessible design throughout including accessible bedroom, central living area, closets, common areas, doors, full bath, hallways, and kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 11.1% vs local median 4.1% in Elk City — 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 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, amenities F, commute F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk City Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 753 students, 0% FRL); Elk City Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 615 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $50k; list at $79k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $129,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 S Oliver Ave	0.29mi	2/2.0	1,328 (+2%)	2mo	$132,000	$99	76
519 N State Ave	0.39mi	3/2.0 (+1)	1,288 (-1%)	2mo	$142,500	$111	70
202 N Beckham Ave	0.45mi	2/2.0	1,344 (+4%)	5mo	$135,000	$100	64
622 N Boone Ave	0.25mi	2/2.0	1,144 (-12%)	3mo	$100,000	$87	62
1024 W 1st St	0.13mi	3/1.5 (+1)	1,420 (+10%)	12mo	$138,000	$97	61
104 Brian Rd	0.68mi	2/1.0	1,256 (-3%)	3mo	$115,000	$92	61
1501 W 1st St	0.42mi	3/1.0 (+1)	1,395 (+8%)	4mo	$132,000	$95	59
422 N Washington Ave	0.39mi	3/1.0 (+1)	1,150 (-11%)	1mo	$80,000	$70	58
401 Mcarthur Blvd	0.63mi	3/1.0 (+1)	1,396 (+8%)	5mo	$150,000	$107	49
1204 W 5th St	0.33mi	3/2.0 (+1)	1,468 (+13%)	10mo	$195,000	$133	46
1101 Colorado Ave	0.74mi	2/2.0	1,446 (+12%)	6mo	$200,000	$138	37
402 Mcarthur Blvd	0.60mi	3/2.0 (+1)	1,480 (+14%)	7mo	$149,000	$101	33

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,210
• Equity at exit: $11,779

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $32,030
• Equity at exit: $6,830

Cash invested: $22,120 (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 73644

• Home prices YoY: -24.0%
• Active inventory: 122
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $314

Break-even live

Break-even rent $646

Max offer price $79,000

Occupancy floor 65%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $79,000 Active 9 DOM
2. 2026-06-17
   days on market $79,000 Active 8 DOM
3. 2026-06-16
   days on market $79,000 Active 7 DOM
4. 2026-06-15
   days on market $79,000 Active 6 DOM
5. 2026-06-13
   days on market $79,000 Active 4 DOM
6. 2026-06-12
   days on market $79,000 Active 3 DOM
7. 2026-06-09
   remarks 351-char remark
8. 2026-06-09
   listed $79,000 Active 1 DOM

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $755 · $63/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,523
• − Mortgage interest: −$4,425
• − Property taxes: −$755
• − Insurance: −$395
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,298
• Taxable income: $2,646
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,137/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: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.11%
• Current HPI: 178.0217
• 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

+21.5% since first listed

17 events — show timeline

• 2026-05-25 Listed $79,000 MLSOK
• 2025-11-03 Listing Removed — MLSOK
• 2025-08-21 Price Changed $85,000 MLSOK
• 2025-04-05 Price Changed $87,000 MLSOK
• 2025-03-10 Listed $97,000 MLSOK
• 2022-05-18 Sold (MLS) $50,000 MLSOK
• 2022-05-17 Sold (Public Records) $50,000 Public Records
• 2022-05-04 Pending — MLSOK
• 2022-05-04 Relisted — MLSOK
• 2022-05-01 Listing Removed — MLSOK
• 2021-07-23 Price Changed $70,000 MLSOK
• 2021-04-01 Listed $73,500 MLSOK
• 2020-12-02 Listing Removed — MLSOK
• 2020-01-10 Listed $79,900 MLSOK
• 2015-01-20 Sold (Public Records) $65,000 Public Records
• 2015-01-16 Sold (MLS) $65,000 MLSOK
• 2014-04-25 Listed $65,000 MLSOK

Property tax history

+15.2%/yr

Latest (2025): $755 · +4.9% YoY. Source: county tax records.