106 Oak · Elgin, OK 73538

$119,500

3 bd · 1.0 ba · 1,169 sqft · SingleFamily public records · 69 Days on market

Built 1962 8,400 sqft lot Est $153k · 22% under

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Why this score? — see what drove the A 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming home in Elgin, OK, located in a rural community just minutes from Lawton and Ft. Sill. Situated in the sought-after Elgin school district, this property makes a great starter home or investment. Features include 3 bedrooms, 2 living areas, and 1 ¾ bath, with brand-new carpet just installed. The spacious yard is fenced with chain link, offering plenty of room to enjoy. Call today for more details!

Key facts

• Fenced yard
• 8,400 sq ft lot
• Built 1962

Tags

• ELGIN SCHOOL DISTRICT
• FENCED YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof; Slab foundation; Built on slab
• Exterior features: Chain link fence; Shed(s); Public maintained road frontage on a city street; Lot dimensions approximately 70 x 120

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Ceramic tile; Carpet
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Refrigerator; Gas water heater; Oven; No fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 5.1% in Elgin — 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 73/100 on livability (#17 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Elgin (rural): math 29% / reading 36% proficiency, ranked #38 of 270 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elgin Es (math 36% / reading 33%, grade F, #168 of 845 statewide, top 24%, 945 students, 0% FRL); Elgin Ms (math 26% / reading 34%, grade F, #49 of 345 statewide, top 15%, 791 students, 0% FRL); Elgin Hs (math 27% / reading 47%, grade F, #42 of 447 statewide, top 10%, 771 students, 0% FRL) — zoned schools average 0% FRL vs 29% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 95 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($826 loan paydown + $12k appreciation (10.0% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $112,330 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1962 — 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. 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: 1.56% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.14%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $153,139
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Oak	0.00mi	3/2.0	1,200 (+3%)	1mo	$118,000	$98	91
208 K St	0.13mi	3/1.0	1,200 (+3%)	1mo	$112,000	$93	89
107 Oak St	0.03mi	4/1.0 (+1)	1,200 (+3%)	1mo	$125,000	$104	88
1105 4th Pl	0.15mi	3/1.5	1,100 (-6%)	0mo	$159,000	$145	81
203 Maple St	0.09mi	3/1.0	1,300 (+11%)	6mo	$170,000	$131	72
70 NE Deerfield Dr	0.33mi	3/2.0	1,300 (+11%)	1mo	$224,000	$172	61
209 H St	0.35mi	2/2.0 (-1)	1,200 (+3%)	14mo	$73,500	$61	59
304 Crestview Dr	0.59mi	3/2.0	1,200 (+3%)	7mo	$185,000	$154	58
311 Crestview Dr	0.66mi	2/1.0 (-1)	1,244 (+6%)	3mo	$180,000	$145	51
611 7th St	0.54mi	3/2.0	1,300 (+11%)	5mo	$117,000	$90	48
718 5th St	0.35mi	3/2.0	1,344 (+15%)	9mo	$226,000	$168	47
204 5th St	0.70mi	3/2.0	1,100 (-6%)	13mo	$80,000	$73	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 4.33×
• Total profit: $111,481
• Equity at exit: $107,655

10-year hold

• IRR: 38.1%
• Equity multiple: 9.72×
• Total profit: $291,749
• Equity at exit: $232,162

Cash invested: $33,460 (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 73538

• Home prices YoY: 22.9%
• Active inventory: 95
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $729

Break-even live

Break-even rent $945

Max offer price $119,500

Occupancy floor 56%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	12d	1	0.05mi
1201 Kensington Ln Elgin, OK	2.0–3.0	2.0–2.5	1414	$1,700	$1.20	24d	1	1.47mi

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-10
   price $119,500
4. 2026-03-10
   listed $124,500 Active
5. 2017-02-27
   soldstatus $99,000
6. 2002-06-19
   soldstatus $56,000
7. 1998-03-26
   soldstatus $30,000

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: +$236/yr (+$20/mo · 28.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,409
• − Mortgage interest: −$6,694
• − Property taxes: −$840
• − Insurance: −$598
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$3,476
• Taxable income: $7,216
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $7,014/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: Elgin
• NCES district ID: 4010710
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $65,900
• Composite: 29.77/100
• National rank: #6432
• State rank: #38 of 270 in OK

Livability — Elgin

• Score: 73/100
• State rank: #17
• US rank: #5411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elgin, OK
• County: Comanche County · 96,361 people
• City population: 7,128
• Metro: Lawton, OK
• Population (ZIP): 7,128
• Household income: $91,324
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 70.0

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 15% Hispanic / Latino 13% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.70%
• Current HPI: 245.4249
• Rent YoY: —
• Metro: Lawton, 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

+298.3% since first listed

7 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-20 Contingent — LBRMLS
• 2026-04-10 Price Changed $119,500 LBRMLS
• 2026-03-10 Listed $124,500 LBRMLS
• 2017-02-27 Sold (Public Records) $99,000 Public Records
• 2002-06-19 Sold (Public Records) $56,000 Public Records
• 1998-03-26 Sold (Public Records) $30,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $840 · +1.1% YoY. Source: county tax records.