208 E Carson St · El Reno, OK 73036

$125,000

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 20 Days on market

Built 1920 2,113 sqft lot Est $122k · at est.

---

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 +16.4/30.0
• ARV discount +6.3/15.0
• DSCR +5.1/10.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Say hello to this beautiful, newly remodeled bungalow! Though you will find yourself greeted by a brand new white picket fence, invited in by a covered patio style porch, welcomed by double paned windows, the real hospitality occurs when stepping inside the home! Upon entrance you will find newly installed flooring throughout hugged by freshly painted walls and new base boards. Kitchen amenities include refurbished cabinets and new back splash. With a 1 yr old roof and low maintenance yard, this home is the perfect candidate for easy living! Schedule a showing today to view the extent of the remodel!

Key facts

• New lvp flooring
• Fresh carpet
• Bold accent walls

Tags

• KITCHEN REMODEL
• MODERN FLUTED FIREPLACE INSERT
• SHIPLAP ACCENTS
• BOLD ACCENT WALLS
• NEW LVP FLOORING
• FRESH CARPET

Property features AI

Finance

• Other: Assessor-reported living area; Vacant and available; Located in El Reno original town addition
• Financial info: Accepts Cash, Conventional, FHA or VA financing; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Asphalt parking
• Utilities: Public water/sewer (not flood-insured)
• Home design: Single family residence; One-story; Existing property
• Construction: Frame construction; Composition roof (replaced/updated 2019); Conventional foundation; Roof year 2019
• Exterior features: Covered patio; Covered porch; Interior lot

Interior

• Kitchen: Dishwasher; Microwave; Warming drawer
• Bedrooms: 2 bedrooms (one-level property)
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Electric fireplace
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $70 ($839/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 $106k (15.0% below list).
• Recommended offer: $106k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in El Reno — 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 67/100 on livability (#95 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• El Reno (town): math 12% / reading 15% proficiency, ranked #232 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rose Witcher Es (387 students, 0% FRL); Etta Dale Jhs (math 7% / reading 13%, grade F, #277 of 345 statewide, top 83%, 444 students, 0% FRL); El Reno Hs (math 16% / reading 19%, grade F, #307 of 447 statewide, top 69%, 980 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 281 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 260 units permitted in Canadian 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.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $106,282 (15.0% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $121,878
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 E Watts St	0.44mi	2/1.0	1,024 (+2%)	1mo	$125,000	$122	74
314 S Roberts Ave	0.39mi	3/1.0 (+1)	1,028 (+3%)	2mo	$141,000	$137	70
324 Hal Dr	0.55mi	2/1.0	1,000 (+0%)	6mo	$118,000	$118	69
1008 E Woodson St	0.65mi	3/1.0 (+1)	999 (0%)	1mo	$75,500	$76	64
717 S Miles Ave	0.37mi	2/1.0	912 (-9%)	8mo	$114,900	$126	62
605 S Reno Ave	0.58mi	2/1.0	1,093 (+9%)	1mo	$149,900	$137	56
1012 S Ellison Ave	0.58mi	2/1.0	1,090 (+9%)	2mo	$114,000	$105	56
104 W Foreman St	0.72mi	3/1.0 (+1)	1,032 (+3%)	2mo	$45,000	$44	54
208 N Foster Ave	0.70mi	2/1.0	873 (-13%)	2mo	$79,000	$90	44
420 N Barker Ave	0.69mi	3/1.0 (+1)	860 (-14%)	5mo	$79,000	$92	36
312 N Miles Ave	0.72mi	2/2.0	865 (-13%)	6mo	$155,000	$179	35
320 N Miles Ave	0.73mi	2/2.0	865 (-13%)	7mo	$155,000	$179	33

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.58×
• Total profit: $-14,555
• Equity at exit: $18,638

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,694
• 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 73036

• Home prices YoY: -3.3%
• Rents YoY: 4.2%
• Active inventory: 281
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$656
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $70

Break-even live

Break-even rent $974

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $141	-5% $105	+0% $70	+5% $35	+10% $-1
Rent	-10% $-14	-5% $28	+0% $70	+5% $112	+10% $154
Rate	-1.0pp $133	-0.5pp $102	base $70	+0.5pp $38	+1.0pp $5

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 N Evans Ave El Reno, OK	2.0	1.0	1032	$1,025	$0.99	3d	1	0.80mi
1100 W Wade St Unit 218 El Reno, OK	1.0	1.0	800	$800	$1.00	16d	1	0.81mi
1020 W Hayes St El Reno, OK	2.0	2.0	865	$1,250	$1.45	3d	1	0.84mi
1518 W London St Apt 3 El Reno, OK	2.0	1.0	750	$795	$1.06	25d	1	1.15mi
2001 S Country Club Rd El Reno, OK	2.0	1.0	768	$850	$1.11	23d	1	1.34mi

Listing history 14 events

1. 2026-06-21
   pricedays on market $125,000 Active 20 DOM
2. 2026-06-18
   days on market $129,900 Active 17 DOM
3. 2026-06-17
   days on market $129,900 Active 16 DOM
4. 2026-06-16
   days on market $129,900 Active 15 DOM
5. 2026-06-15
   days on market $129,900 Active 14 DOM
6. 2026-06-13
   days on market $129,900 Active 12 DOM
7. 2026-06-13
   days on market $129,900 Active 11 DOM
8. 2026-06-09
   days on market $129,900 Active 8 DOM
9. 2026-06-08
   days on market $129,900 Active 7 DOM
10. 2026-06-07
    days on market $129,900 Active 6 DOM
11. 2026-06-05
    days on market $129,900 Active 3 DOM
12. 2026-06-03
    days on market $129,900 Active 2 DOM
13. 2026-06-02
    remarks 683-char remark
14. 2026-06-02
    listed $129,900 Active 1 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: $745 · $62/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$380/yr (+$32/mo · 51.0%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,754
• − Mortgage interest: −$7,002
• − Property taxes: −$745
• − Insurance: −$625
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$3,636
• Taxable loss: −$1,295
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $1,150/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: El Reno
• NCES district ID: 4010650
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 15% ▼ -9.00%
• Median HH income: $44,689
• Composite: 12.01/100
• National rank: #9664
• State rank: #232 of 270 in OK

Livability — El Reno

• Score: 67/100
• State rank: #95
• US rank: #10933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Reno, OK
• County: Canadian County · 154,341 people
• City population: 21,387
• Metro: Oklahoma City, OK
• Population (ZIP): 21,387
• Household income: $59,915
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 580.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Two or more races 8% Native American 8% Black 6%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -11.37%
• Current HPI: 334.5896
• Rent YoY: ▲ 4.19%
• Metro: Oklahoma City, 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

+1080.9% since first listed

14 events — show timeline

• 2026-05-30 Listed $129,900 MLSOK
• 2022-08-26 Listing Removed — MLSOK
• 2022-08-17 Price Changed $107,500 MLSOK
• 2022-08-16 Relisted — MLSOK
• 2022-08-10 Pending — MLSOK
• 2022-08-08 Price Changed $110,000 MLSOK
• 2022-07-11 Listed $115,000 MLSOK
• 2021-04-12 Sold (MLS) $62,500 MLSOK
• 2021-04-01 Pending — MLSOK
• 2021-03-16 Price Changed $74,000 MLSOK
• 2021-03-07 Relisted — MLSOK
• 2021-02-10 Pending — MLSOK
• 2020-11-08 Listed $76,900 MLSOK
• 1998-01-06 Sold (Public Records) $11,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $745 · +6.1% YoY. Source: county tax records.