202 N Elm Ave · Union City, OK 73090

$131,100

2 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 115 Days on market

Built 1940 6,098 sqft lot Est $151k · 13% under

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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 +14.4/30.0
• ARV discount +13.4/15.0
• Appreciation +9.8/10.0
• DSCR +4.4/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly Renovated single family home in Union City! This house has been renovated with new kitchen counters, new floors, doors, paint, ceiling fans, and much more. Updated January 2022, located in a quiet neighborhood minutes from Union City Public schools. Easy access to I-40. Come check it out. NOTICE: House is being rented as of February 2022. New Owners will be subject to existing 1 year lease. Please do not disturb tenants and allow plenty of time for showing. New appliances added in March.

Key facts

• Double backyard
• Updated cabinetry
• Quiet neighborhood

Tags

• NEW ROOF
• DOUBLE BACKYARD
• STAINLESS STEEL APPLIANCES
• UPDATED CABINETRY
• TILE BACKSPLASH
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Property status: Existing; Vacant and available; Days on market: 24; Listing status: Active; Home warranty: None
• Financial info: Assumable loan: No; Loan qualification: Unknown; Current tax amount reported
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance indicated
• Home design: Single family residence; One-level home; Faces west; Residential property (Sherman addition)
• Construction: Masonry veneer construction; Shingle roof (replaced/recorded 2025); Conventional foundation
• Exterior features: Porch; Wood fence; Corner lot

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (18.9% below list).
• Recommended offer: $106k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#104 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Union City (rural): math 25% / reading 25% proficiency, ranked #306 of 513 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Union City Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 206 students, 0% FRL); Union City Hs (math 15% / reading 15%, grade F, #323 of 447 statewide, top 74%, 96 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($906 loan paydown + $12k appreciation (9.5% local appreciation)).
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $131k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,358 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $151,032
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 W Division St	0.25mi	3/1.5 (+1)	1,324 (+2%)	12mo	$109,000	$82	68
207 W Grand St	0.21mi	2/2.0	1,152 (-12%)	8mo	$120,000	$104	60
313 Saint Paul St	0.35mi	3/2.0 (+1)	1,248 (-4%)	18mo	$166,050	$133	52
305 W Grand St	0.27mi	3/2.0 (+1)	1,120 (-14%)	18mo	$130,000	$116	40

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

Projected returns pro-forma

9.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.66×
• Total profit: $60,948
• Equity at exit: $113,594

10-year hold

• IRR: 19.1%
• Equity multiple: 6.00×
• Total profit: $183,442
• Equity at exit: $240,324

Cash invested: $36,708 (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 73090

• Home prices YoY: 3.4%
• Active inventory: 11
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$688
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$55
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-98

Break-even live

Break-even rent $1,188

Max offer price $113,770

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-61	+0% $-98	+5% $-135	+10% $-172
Rent	-10% $-182	-5% $-140	+0% $-98	+5% $-56	+10% $-14
Rate	-1.0pp $-32	-0.5pp $-65	base $-98	+0.5pp $-132	+1.0pp $-167

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: $32,775
• Closing costs: $3,933
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $131,100 Active 115 DOM
2. 2026-06-18
   days on market $131,100 Active 112 DOM
3. 2026-06-17
   days on market $131,100 Active 111 DOM
4. 2026-06-16
   pricedays on market $131,100 Active 110 DOM
5. 2026-06-15
   days on market $138,225 Active 109 DOM
6. 2026-06-13
   days on market $138,225 Active 107 DOM
7. 2026-06-13
   days on market $138,225 Active 106 DOM
8. 2026-06-09
   days on market $138,225 Active 103 DOM
9. 2026-06-08
   days on market $138,225 Active 102 DOM
10. 2026-06-07
    days on market $138,225 Active 101 DOM
11. 2026-06-05
    days on market $138,225 Active 98 DOM
12. 2026-06-03
    days on market $138,225 Active 97 DOM
13. 2026-06-02
    days on market $138,225 Active 96 DOM
14. 2026-06-01
    days on market $138,225 Active 95 DOM
15. 2026-05-31
    days on market $138,225 Active 94 DOM
16. 2026-05-03
    price $138,225
17. 2026-03-22
    price $142,500
18. 2026-02-26
    listed $150,000 Active
19. 2025-06-30
    historical $1,000
20. 2025-06-12
    listed $1,000
21. 2022-04-11
    soldstatus $80,000
22. 2022-04-08
    soldstatus $80,000 Sold 498-char remark

    Show marketing remark (498 chars)

    Newly Renovated single family home in Union City! This house has been renovated with new kitchen counters, new floors, doors, paint, ceiling fans, and much more. Updated January 2022, located in a quiet neighborhood minutes from Union City Public schools. Easy access to I-40. Come check it out. NOTICE: House is being rented as of February 2022. New Owners will be subject to existing 1 year lease. Please do not disturb tenants and allow plenty of time for showing. New appliances added in March.

23. 2022-03-21
    status Pending 498-char remark

    Show marketing remark (498 chars)

    Newly Renovated single family home in Union City! This house has been renovated with new kitchen counters, new floors, doors, paint, ceiling fans, and much more. Updated January 2022, located in a quiet neighborhood minutes from Union City Public schools. Easy access to I-40. Come check it out. NOTICE: House is being rented as of February 2022. New Owners will be subject to existing 1 year lease. Please do not disturb tenants and allow plenty of time for showing. New appliances added in March.

24. 2022-02-08
    status Active 498-char remark

    Show marketing remark (498 chars)

    Newly Renovated single family home in Union City! This house has been renovated with new kitchen counters, new floors, doors, paint, ceiling fans, and much more. Updated January 2022, located in a quiet neighborhood minutes from Union City Public schools. Easy access to I-40. Come check it out. NOTICE: House is being rented as of February 2022. New Owners will be subject to existing 1 year lease. Please do not disturb tenants and allow plenty of time for showing. New appliances added in March.

25. 2022-01-26
    status Pending 498-char remark

    Show marketing remark (498 chars)

    Newly Renovated single family home in Union City! This house has been renovated with new kitchen counters, new floors, doors, paint, ceiling fans, and much more. Updated January 2022, located in a quiet neighborhood minutes from Union City Public schools. Easy access to I-40. Come check it out. NOTICE: House is being rented as of February 2022. New Owners will be subject to existing 1 year lease. Please do not disturb tenants and allow plenty of time for showing. New appliances added in March.

26. 2022-01-19
    price $85,000 498-char remark

    Show marketing remark (498 chars)

    Newly Renovated single family home in Union City! This house has been renovated with new kitchen counters, new floors, doors, paint, ceiling fans, and much more. Updated January 2022, located in a quiet neighborhood minutes from Union City Public schools. Easy access to I-40. Come check it out. NOTICE: House is being rented as of February 2022. New Owners will be subject to existing 1 year lease. Please do not disturb tenants and allow plenty of time for showing. New appliances added in March.

27. 2022-01-07
    listed $93,500 Active 498-char remark

    Show marketing remark (498 chars)

    Newly Renovated single family home in Union City! This house has been renovated with new kitchen counters, new floors, doors, paint, ceiling fans, and much more. Updated January 2022, located in a quiet neighborhood minutes from Union City Public schools. Easy access to I-40. Come check it out. NOTICE: House is being rented as of February 2022. New Owners will be subject to existing 1 year lease. Please do not disturb tenants and allow plenty of time for showing. New appliances added in March.

28. 1998-04-27
    soldstatus $10,000

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: +$328/yr (+$27/mo · 38.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,763
• − Mortgage interest: −$7,344
• − Property taxes: −$852
• − Insurance: −$2,158
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$3,814
• Taxable loss: −$3,446
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $-350/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: Union City
• NCES district ID: 4030630
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $60,486
• Composite: 26.1/100
• National rank: #12726
• State rank: #306 of 513 in OK

Livability — Union City

• Score: 66/100
• State rank: #104
• US rank: #11360

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: Union City, OK
• Population (ZIP): 820

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 (70%)
• Race & ethnicity: White 70% Black 11% Two or more races 10% Hispanic / Latino 7% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 1%

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: ▲ 9.53%
• Current HPI: 293.7799
• 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

+1282.2% since first listed

13 events — show timeline

• 2026-05-03 Price Changed $138,225 MLSOK
• 2026-03-22 Price Changed $142,500 MLSOK
• 2026-02-26 Listed $150,000 MLSOK
• 2025-06-30 Rental Removed $1,000 RENTEC
• 2025-06-12 Listed for Rent $1,000 RENTEC
• 2022-04-11 Sold (Public Records) $80,000 Public Records
• 2022-04-08 Sold (MLS) $80,000 MLSOK
• 2022-03-21 Pending — MLSOK
• 2022-02-08 Relisted — MLSOK
• 2022-01-26 Pending — MLSOK
• 2022-01-19 Price Changed $85,000 MLSOK
• 2022-01-07 Listed $93,500 MLSOK
• 1998-04-27 Sold (Public Records) $10,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $852 · -6.6% YoY. Source: county tax records.