1414 S Miles Ave · El Reno, OK 73036

$169,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.26 ac lot Est $156k · 8% over

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Why this score? — see what drove the D- 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 +15.8/30.0
• DSCR +4.9/10.0
• ARV discount +3.7/15.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Home sold before it hit the market!

Key facts

• 0.26 acre lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Occupied by owner; Living area listed as 1,075 (assessor); Located in the Gadberry addition; Directions: I-40 Exit 125, south on Country Club Rd, east on Elm St, south on S. Miles Ave to property.
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: No storm shelter indicated; No flood insurance indicated
• Home design: Single family residence; One-level; Property faces east; Residential property
• Construction: Brick construction; Composition roof; Combination foundation; Existing property
• Exterior features: Covered patio; Open patio; Wood fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: No fireplace; No in-law/dual-living plan indicated

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $76 ($914/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 $140k (17.2% below list).
• Recommended offer: $140k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $169k implies a 141% 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 $139,851 (17.2% below list)

Questions for the listing agent

1. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $155,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1502 S Miles Ave	0.06mi	3/1.5	1,180 (+10%)	2mo	$190,000	$161	77
1305 S Reno Ave	0.29mi	3/1.0	1,136 (+6%)	5mo	$165,000	$145	73
1012 S Ellison Ave	0.48mi	2/1.0 (-1)	1,090 (+1%)	2mo	$114,000	$105	68
300 Cherokee Ln	0.18mi	3/2.0	1,176 (+9%)	7mo	$175,000	$149	66
1417 Rinehart Dr	0.04mi	3/1.0	1,222 (+14%)	12mo	$169,000	$138	66
1133 S Miles Ave	0.29mi	2/1.0 (-1)	1,118 (+4%)	11mo	$70,000	$63	65
215 W Underwood St	0.18mi	3/1.0	950 (-12%)	11mo	$153,500	$162	64
508 SW 24th St	0.25mi	4/2.0 (+1)	1,181 (+10%)	6mo	$189,900	$161	58
2500 SW 25th St	0.40mi	2/1.5 (-1)	950 (-12%)	1mo	$136,000	$143	54
1606 S Choctaw Ave	0.37mi	3/1.0	936 (-13%)	10mo	$65,000	$69	53
503 W Martin St	0.71mi	3/1.0	1,022 (-5%)	11mo	$150,000	$147	49
907 S Wilson Ave	0.58mi	2/1.0 (-1)	918 (-15%)	11mo	$119,000	$130	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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-20,905
• Equity at exit: $25,198

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-5,098
• Equity at exit: $14,612

Cash invested: $47,320 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$886
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $76

Break-even live

Break-even rent $1,302

Max offer price $169,000

Occupancy floor 90%

Sensitivity live

Price	-10% $172	-5% $124	+0% $76	+5% $28	+10% $-20
Rent	-10% $-34	-5% $21	+0% $76	+5% $131	+10% $187
Rate	-1.0pp $161	-0.5pp $119	base $76	+0.5pp $32	+1.0pp $-12

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 S Jensen Ave El Reno, OK	3.0	1.5	1402	$1,400	$1.00	3d	1	0.14mi
702 Amity Ln El Reno, OK	2.0	2.0	1487	$1,550	$1.04	3d	1	0.31mi
814 SW 25th St El Reno, OK	3.0	2.0	1411	$1,375	$0.97	21d	1	0.53mi
819 S Wilson Ave Unit 819 El Reno, OK	3.0	2.0	1200	$1,325	$1.10	3d	1	0.63mi
819 S Wilson Ave El Reno, OK	3.0	2.0	1200	$1,325	$1.10	6d	1	0.64mi
2001 S Country Club Rd El Reno, OK	2.0	1.0	768	$850	$1.11	23d	1	0.64mi
1543 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	3d	1	0.67mi
1541 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	3d	1	0.72mi
1541 Pavy Pkwy El Reno, OK	3.0	2.0	1200	$1,295	$1.08	6d	1	0.72mi
1841 Jack Rabbit Ln El Reno, OK	3.0	2.0	1229	$1,425	$1.16	16d	1	1.17mi
1518 W London St Apt 3 El Reno, OK	2.0	1.0	750	$795	$1.06	25d	1	1.31mi
1020 W Hayes St El Reno, OK	2.0	2.0	865	$1,250	$1.45	3d	1	1.36mi
1320 E Cavanaugh St El Reno, OK	3.0	2.0	1222	$1,400	$1.15	12d	1	1.40mi
2105 Crimson Lake Blvd El Reno, OK	3.0	2.0	1412	$1,560	$1.10	18d	1	1.44mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-05-12
   listed $169,000 Active
3. 2012-06-13
   soldstatus $70,000
4. 2012-06-11
   soldstatus $70,000
5. 2012-04-11
   listed $70,000

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: +$657/yr (+$55/mo · 76.0%)

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

Taxation est. · year 1

• Rental income: $16,782
• − Mortgage interest: −$9,467
• − Property taxes: −$864
• − Insurance: −$845
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$4,916
• Taxable loss: −$1,995
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,393/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

+141.4% since first listed

5 events — show timeline

• 2026-05-12 Pending — MLSOK
• 2026-05-12 Listed $169,000 MLSOK
• 2012-06-13 Sold (Public Records) $70,000 Public Records
• 2012-06-11 Sold (MLS) $70,000 MLSOK
• 2012-04-11 Listed $70,000 MLSOK

Property tax history

+2.8%/yr

Latest (2025): $864 · +4.5% YoY. Source: county tax records.