1733 W Thompson Ave · Enid, OK 73703

$152,000

3 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 25 Days on market

Built 1961 7,200 sqft lot Est $148k · at est.

---

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 +21.6/30.0
• DSCR +6.9/10.0
• ARV discount +6.3/15.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

95% Conventional loan at Tinker Credit Union, 4.875% interest, 30 yrs; 1370 sq ft mol per Court House records. Concessions paid by Seller for Buyer: $2,760 closing costs. Cute 3 bedroom, 1 1/2 bath home with these new updates: New Roof Dec. 2017 Foundation Piering By Powerlift - Dec. 2017 All New interior Paint January 2018 All New Carpet January 2018

Key facts

• Spacious kitchen
• Chain link fencing
• Storage shed

Tags

• UPGRADED WINDOWS
• SPACIOUS KITCHEN
• CERAMIC TILE FLOORING
• CHAIN LINK FENCING
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces east
• Construction: Composition roof
• Exterior features: Patio; Chain link fencing; Shed(s)

Interior

• Kitchen: Refrigerator
• Flooring: Concrete; Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Entrance foyer; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (0.1% below list).
• Recommended offer: $150k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, crime F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 171 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $92k; list at $152k implies a 65% gain — meaningful room to come down on a strong offer.

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 $149,720 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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 D-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. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $147,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Seminole Ave	0.34mi	3/2.0	1,372 (+0%)	10mo	$172,900	$126	75
1409 Ponca Ave	0.35mi	3/1.5	1,381 (+1%)	8mo	$169,000	$122	74
1606 Chickasaw Dr	0.10mi	3/1.0	1,466 (+7%)	8mo	$140,000	$95	73
1910 W Rupe Ave	0.23mi	3/1.5	1,245 (-9%)	2mo	$135,000	$108	70
1814 Pawnee St	0.11mi	3/1.5	1,486 (+8%)	10mo	$160,000	$108	70
1906 Seneca Ave	0.37mi	2/2.0 (-1)	1,418 (+4%)	5mo	$145,000	$102	68
1401 S Johnson St	0.23mi	3/1.0	1,230 (-10%)	1mo	$150,000	$122	67
1402 S Hayes St	0.35mi	3/2.0	1,456 (+6%)	9mo	$184,000	$126	66
1810 Seneca Ave	0.37mi	2/1.0 (-1)	1,297 (-5%)	3mo	$129,000	$99	63
1513 Kaw St	0.37mi	3/2.0	1,500 (+10%)	5mo	$177,500	$118	62
2326 Sioux Ave	0.42mi	2/2.0 (-1)	1,453 (+6%)	6mo	$120,000	$83	61
2110 Indian Dr	0.63mi	2/1.5 (-1)	1,344 (-2%)	11mo	$130,000	$97	51

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-10,752
• Equity at exit: $22,664

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,992
• Equity at exit: $13,142

Cash invested: $42,560 (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 73703

• Rents YoY: 2.4%
• Active inventory: 171
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $232

Break-even live

Break-even rent $1,225

Max offer price $152,000

Occupancy floor 80%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $152,000 Active 25 DOM
2. 2026-06-18
   days on market $152,000 Active 24 DOM
3. 2026-06-17
   days on market $152,000 Active 23 DOM
4. 2026-06-16
   days on market $152,000 Active 22 DOM
5. 2026-06-15
   days on market $152,000 Active 21 DOM
6. 2026-06-14
   days on market $152,000 Active 19 DOM
7. 2026-06-12
   days on market $152,000 Active 18 DOM
8. 2026-06-09
   days on market $152,000 Active 15 DOM
9. 2026-06-08
   days on market $152,000 Active 14 DOM
10. 2026-06-07
    days on market $152,000 Active 13 DOM
11. 2026-06-02
    days on market $152,000 Active 8 DOM
12. 2026-06-01
    days on market $152,000 Active 7 DOM
13. 2026-05-31
    days on market $152,000 Active 6 DOM
14. 2026-05-30
    days on market $152,000 Active 5 DOM
15. 2026-05-25
    listed $152,000 Active
16. 2025-11-19
    price $148,000
17. 2018-05-25
    soldstatus $92,000 353-char remark

    Show marketing remark (353 chars)

    95% Conventional loan at Tinker Credit Union, 4.875% interest, 30 yrs; 1370 sq ft mol per Court House records. Concessions paid by Seller for Buyer: $2,760 closing costs. Cute 3 bedroom, 1 1/2 bath home with these new updates: New Roof Dec. 2017 Foundation Piering By Powerlift - Dec. 2017 All New interior Paint January 2018 All New Carpet January 2018

18. 2018-05-22
    soldstatus $92,000
19. 2018-01-28
    listed $99,900 353-char remark

    Show marketing remark (353 chars)

    95% Conventional loan at Tinker Credit Union, 4.875% interest, 30 yrs; 1370 sq ft mol per Court House records. Concessions paid by Seller for Buyer: $2,760 closing costs. Cute 3 bedroom, 1 1/2 bath home with these new updates: New Roof Dec. 2017 Foundation Piering By Powerlift - Dec. 2017 All New interior Paint January 2018 All New Carpet January 2018

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$81/yr (+$7/mo · 6.3%)

ⓘ 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 2/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,226
• − Mortgage interest: −$8,514
• − Property taxes: −$1,287
• − Insurance: −$760
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$4,422
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,708/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 30,556
• Household income: $73,333
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 702.0

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.61%
• Current HPI: 187.8197
• Rent YoY: ▲ 2.42%
• Metro: Enid, 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

+52.2% since first listed

5 events — show timeline

• 2026-05-25 Listed $152,000 NWOAR
• 2025-11-19 Price Changed $148,000 NWOAR
• 2018-05-25 Sold (MLS) $92,000 NWOAR
• 2018-05-22 Sold (Public Records) $92,000 Public Records
• 2018-01-28 Listed $99,900 NWOAR

Property tax history

+4.1%/yr

Latest (2025): $1,287 · +7.8% YoY. Source: county tax records.