1428 W Maple Ave · Enid, OK 73703

$109,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 109 Days on market

Built 1924 7,980 sqft lot Est $151k · 27% under

---

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 +8.8/10.0
• 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

One Time Show & Sell. FOR STATISTICAL PURPOSES ONLY. BEAUTIFUL. .. remodeled recently. very nice starter home

Key facts

• Security system
• Shed in backyard
• 7,980 sq ft lot

Tags

• SECURITY SYSTEM
• SHED IN BACKYARD
• WASHER DRYER REFRIGERATOR

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence, single-story; Faces south; Entry level: 1
• Construction: Wood siding; Composition roof
• Exterior features: Covered patio/porch; Storm doors; Wood fencing; Shed(s); Workshop; Corner lot

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Pantry; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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 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?
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: 1.38% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Lydell Carr Dr	0.31mi	3/1.0	1,416 (-2%)	2mo	$78,500	$55	81
1407 W Broadway Ave	0.19mi	3/2.0	1,400 (-3%)	3mo	$165,000	$118	80
2202 W Maine Ave	0.56mi	3/1.0	1,464 (+2%)	3mo	$125,000	$85	69
2105 W Broadway Ave	0.49mi	3/1.0	1,377 (-4%)	3mo	$145,000	$105	67
505 S Harrison St	0.57mi	3/1.5	1,402 (-3%)	6mo	$77,500	$55	62
1214 W James Ave	0.17mi	3/2.5	1,293 (-10%)	9mo	$155,000	$120	61
2011 W Walnut Ave	0.44mi	3/2.0	1,512 (+5%)	7mo	$166,000	$110	61
710 W Oklahoma Ave	0.62mi	3/2.0	1,453 (+1%)	8mo	$75,000	$52	59
2218 W Maple Ave	0.53mi	3/2.0	1,330 (-8%)	3mo	$161,000	$121	56
2216 W Maine St	0.60mi	2/1.0 (-1)	1,343 (-7%)	8mo	$82,000	$61	49
2314 W Maine St	0.66mi	3/2.0	1,616 (+12%)	4mo	$170,000	$105	42
2418 W Broadway Ave	0.73mi	2/1.0 (-1)	1,256 (-13%)	1mo	$65,000	$52	39

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $11,068
• Equity at exit: $16,386

10-year hold

• IRR: 17.9%
• Equity multiple: 2.44×
• Total profit: $44,401
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $467

Break-even live

Break-even rent $924

Max offer price $109,900

Occupancy floor 64%

Sensitivity live

Price	-10% $529	-5% $498	+0% $467	+5% $436	+10% $405
Rent	-10% $347	-5% $407	+0% $467	+5% $527	+10% $587
Rate	-1.0pp $522	-0.5pp $495	base $467	+0.5pp $439	+1.0pp $410

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-13
   price $109,900
2. 2026-04-14
   price $119,900
3. 2026-04-03
   price $114,900
4. 2026-03-21
   price $119,900
5. 2026-02-27
   price $124,900
6. 2026-02-06
   listed $135,000 Active
7. 2023-10-19
   soldstatus $93,500
8. 2023-10-18
   soldstatus $93,300 Closed 115-char remark

   Show marketing remark (115 chars)

   One Time Show & Sell. FOR STATISTICAL PURPOSES ONLY. BEAUTIFUL. .. remodeled recently. very nice starter home

9. 2023-07-25
   listed $93,300 Active 115-char remark

   Show marketing remark (115 chars)

   One Time Show & Sell. FOR STATISTICAL PURPOSES ONLY. BEAUTIFUL. .. remodeled recently. very nice starter home

10. 2008-06-06
    soldstatus $53,500
11. 2003-04-01
    soldstatus $45,000

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/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 1/10 Low
• 🌡 Heat 5/10 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: $18,183
• − Mortgage interest: −$6,156
• − Property taxes: −$1,294
• − Insurance: −$550
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,197
• Taxable income: $4,077
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,627/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

+144.2% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $109,900 NWOAR
• 2026-04-14 Price Changed $119,900 NWOAR
• 2026-04-03 Price Changed $114,900 NWOAR
• 2026-03-21 Price Changed $119,900 NWOAR
• 2026-02-27 Price Changed $124,900 NWOAR
• 2026-02-06 Listed $135,000 NWOAR
• 2023-10-19 Sold (Public Records) $93,500 Public Records
• 2023-10-18 Sold (MLS) $93,300 NWOAR
• 2023-07-25 Listed $93,300 NWOAR
• 2008-06-06 Sold (Public Records) $53,500 Public Records
• 2003-04-01 Sold (Public Records) $45,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,294 · +4.4% YoY. Source: county tax records.