319 W Ash St · Fairview, OK 73737

$103,000

3 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 8 Days on market

Built 1969 Est $106k · at est.

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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 +18.9/30.0
• ARV discount +8.6/15.0
• DSCR +6.0/10.0
• Appreciation +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 Bed, 1.5 Bath with office/bonus area. This home has newer vinyl windows throughout. Updated bathrooms. New carpet. New roof May 2026. This house has so much potential. Come check it out today!

Key facts

• Newer vinyl windows
• New carpet
• Updated bathrooms

Tags

• NEWER VINYL WINDOWS
• UPDATED BATHROOMS
• NEW CARPET
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Brick veneer construction; Composition roof; Built area: 1,026 above-grade finished square feet
• Exterior features: Wood fencing; Shed on the property; Corner lot

Interior

• Flooring: Concrete
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Concrete flooring; Central heating and cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $95k (8.2% below list).
• Recommended offer: $95k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#22 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• Fairview (rural): math 34% / reading 35% proficiency, ranked #40 of 270 in OK (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 2 units permitted in Major County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $84 of equity ($712 loan paydown + $-628 appreciation (-0.6% local appreciation)).
• Major County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $103k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,535 (8.2% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $105,678
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 W Cherry	0.10mi	3/2.0	1,069 (+4%)	1mo	$110,000	$103	88
606 N 8th Ave	0.49mi	2/1.0 (-1)	1,032 (+1%)	12mo	$89,900	$87	57

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

Projected returns pro-forma

-0.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $785
• Equity at exit: $26,808

10-year hold

• IRR: 6.7%
• Equity multiple: 1.68×
• Total profit: $19,556
• Equity at exit: $29,844

Cash invested: $28,840 (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 73737

• Home prices YoY: -0.3%
• Active inventory: 11
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$540
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $106

Break-even live

Break-even rent $811

Max offer price $103,000

Occupancy floor 84%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $103,000 Active 8 DOM
2. 2026-06-17
   days on market $103,000 Active 7 DOM
3. 2026-06-16
   days on market $103,000 Active 6 DOM
4. 2026-06-15
   days on market $103,000 Active 5 DOM
5. 2026-06-13
   days on market $103,000 Active 3 DOM
6. 2026-06-12
   remarks 195-char remark
7. 2026-06-12
   listed $103,000 Active 2 DOM

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$232/yr (+$19/mo · 33.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,344
• − Mortgage interest: −$5,770
• − Property taxes: −$695
• − Insurance: −$515
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,996
• Taxable loss: −$447
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,377/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: Fairview
• NCES district ID: 4011280
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $47,230
• Composite: 29.67/100
• National rank: #6464
• State rank: #40 of 270 in OK

Livability — Fairview

• Score: 72/100
• State rank: #22
• US rank: #5863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, OK
• Population (ZIP): 3,618

Population outlook (Major County) Hauer SSP2

• Today (2025): 8,197 people
• By 2030: 8,447 · +3.0%
• By 2040: 9,030 · +10.2%
• By 2050: 9,753 · +19.0%
• By 2075: 12,114 · +47.8%
• By 2100: 13,913 · +69.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 9% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 4% Romanian 4% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Major

• 2024 margin: Solid R (+79.4) · D 9.4% · R 88.8% · Other 1.8%
• 2008→2024 swing: -9.0pp toward R · 2008: -70.3pp · 2024: -79.4pp
• All cycles: 2024: R+79.4 2020: R+79.7 2016: R+77.4 2012: R+71.6 2008: R+70.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.61%
• Current HPI: 180.6875
• 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

+77.6% since first listed

4 events — show timeline

• 2026-06-10 Listed $103,000 NWOAR
• 2026-03-19 Price Changed $87,500 NWOAR
• 2013-04-26 Sold (Public Records) $65,100 Public Records
• 2011-12-01 Sold (Public Records) $58,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $695 · -4.4% YoY. Source: county tax records.