342 E Olive St · Enid, OK 73701

$125,000

3 bd · 2.0 ba · 1,289 sqft · SingleFamily public records · 297 Days on market

Built 1955 0.34 ac lot Est $108k · 15% 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 +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

This welcoming 3-bedroom, 2-bath home offers plenty of space and abundant natural light throughout. The open layout provides roomy living areas, ideal for both relaxing and entertaining. Plus, new roof Situated on a large lot, the property gives you ample outdoor space with endless possibilities for gardening, recreation, or simply enjoying the outdoors. With its versatile floor plan and bright, airy feel, this home is ready to suit your needs. Don’t miss this opportunity — schedule a tour today!

Key facts

• Ample outdoor space
• Roomy living areas
• Large lot

Tags

• LARGE LOT
• AMPLE OUTDOOR SPACE
• OPEN LAYOUT
• ROOMY LIVING AREAS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding; Composition roof; Built area above grade: 1,289
• Exterior features: Chain link fencing; Shed(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Entrance foyer; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $64 ($772/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 $108k (13.6% below list).
• Recommended offer: $108k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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-, crime F, amenities 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.
• Zoned schools: Monroe Es (math 32% / reading 22%, grade F, #311 of 845 statewide, top 40%, 301 students, 0% FRL); Emerson Ms (math 10% / reading 18%, grade F, #250 of 345 statewide, top 73%, 401 students, 0% FRL); Enid Hs (math 14% / reading 26%, grade F, #236 of 447 statewide, top 61%, 2,252 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.2%/yr); 84 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $62k; list at $125k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $107,953 (13.6% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $108,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1817 Mimosa Dr	0.13mi	3/2.0	1,300 (+1%)	6mo	$163,000	$125	87
220 E Olive Ave	0.14mi	3/1.5	1,382 (+7%)	2mo	$154,500	$112	78
2206 N Independence Ave	0.38mi	3/2.0	1,320 (+2%)	1mo	$150,000	$114	77
349 E Olive Ave	0.03mi	3/2.0	1,432 (+11%)	3mo	$120,000	$84	77
225 E Cottonwood Ave	0.17mi	3/2.0	1,120 (-13%)	1mo	$99,900	$89	70
1722 N 3rd St	0.24mi	2/1.0 (-1)	1,130 (-12%)	2mo	$50,000	$44	58
3112 N 5th St	0.69mi	3/1.0	1,224 (-5%)	2mo	$87,500	$71	53
417 W Cherry Ave	0.71mi	3/1.0	1,308 (+2%)	10mo	$44,000	$34	52
709 W Palm St	0.72mi	3/1.0	1,185 (-8%)	2mo	$70,000	$59	47
2425 N Madison St	0.66mi	2/2.0 (-1)	1,174 (-9%)	10mo	$55,000	$47	41
421 W Cottonwood Ave	0.57mi	3/1.0	1,124 (-13%)	9mo	$60,000	$53	40
354 E Cedar Ave	0.60mi	3/1.0	1,102 (-14%)	7mo	$108,000	$98	38

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 · 3.16% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-16,015
• Equity at exit: $18,638

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-8,076
• Equity at exit: $10,808

Cash invested: $35,000 (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 73701

• Home prices YoY: -30.2%
• Rents YoY: 3.2%
• Active inventory: 84
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $64

Break-even live

Break-even rent $998

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $135	-5% $100	+0% $64	+5% $29	+10% $-6
Rent	-10% $-21	-5% $22	+0% $64	+5% $107	+10% $150
Rate	-1.0pp $127	-0.5pp $96	base $64	+0.5pp $32	+1.0pp $-1

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 297 DOM
2. 2026-06-19
   days on market $125,000 Active 295 DOM
3. 2026-06-18
   days on market $125,000 Active 294 DOM
4. 2026-06-17
   days on market $125,000 Active 293 DOM
5. 2026-06-16
   days on market $125,000 Active 292 DOM
6. 2026-06-15
   days on market $125,000 Active 291 DOM
7. 2026-06-14
   days on market $125,000 Active 289 DOM
8. 2026-06-12
   days on market $125,000 Active 288 DOM
9. 2026-06-09
   days on market $125,000 Active 285 DOM
10. 2026-06-08
    days on market $125,000 Active 284 DOM
11. 2026-06-07
    days on market $125,000 Active 283 DOM
12. 2026-06-02
    days on market $125,000 Active 278 DOM
13. 2026-06-01
    days on market $125,000 Active 277 DOM
14. 2026-05-31
    days on market $125,000 Active 276 DOM
15. 2026-05-30
    days on market $125,000 Active 275 DOM
16. 2026-04-14
    status Active
17. 2026-03-31
    historical Active Under Contract
18. 2025-08-28
    listed $125,000 Active
19. 2002-06-25
    soldstatus $61,900

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$154/yr (+$13/mo · 15.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $12,954
• − Mortgage interest: −$7,002
• − Property taxes: −$971
• − Insurance: −$625
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,636
• Taxable loss: −$1,353
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,096/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): 24,476
• Household income: $50,843
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 576.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 11% Pacific Islander 10% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Asian/Pacific 6%

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: ▼ -73.42%
• Current HPI: 169.408
• Rent YoY: ▲ 3.16%
• 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

+101.9% since first listed

4 events — show timeline

• 2026-04-14 Relisted — NWOAR
• 2026-03-31 Contingent — NWOAR
• 2025-08-28 Listed $125,000 NWOAR
• 2002-06-25 Sold (Public Records) $61,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $971 · +9.6% YoY. Source: county tax records.