131 Thornton Ln · Elk City, OK 73644

$139,000

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 192 Days on market

Built 1950 6,464 sqft lot Est $147k · 6% under

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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 +17.4/30.0
• ARV discount +10.1/15.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Home sitting close to 2 parks, Colonel Herring Park and Lions Park! This 3 Bedroom 1.5 Bath home has updated windows, gas heat and 2 split units to keep you comfortable. The double carport sits nicely close to the front porch for easy access to your car/house trek, along with an inground cellar to keep you safe! Also included is a Storage building with shelving. This home is easy to show, and has lots of space.

Key facts

• 6,464 sq ft lot
• Built 1950
• Listed 192 days

Property features AI

Finance

• Other: Homestead not claimed; Manual geocode; directions available
• Financial info: Not assumable; Loan qualification does not apply
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Existing property; Located in the Country Club addition
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Interior lot; Below-ground storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned gas heating; Zoned electric cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $116k (16.4% below list).
• Recommended offer: $116k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.2% in Elk City — 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 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, amenities F, commute F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk City Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 753 students, 0% FRL); Elk City Ies (math 21% / reading 14%, grade F, #186 of 345 statewide, top 55%, 434 students, 0% FRL); Elk City Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 615 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 125 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,190 (16.4% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
6. 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?
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: 0.84% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $147,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Hoover Cir	0.30mi	3/3.0	1,400 (-1%)	2mo	$100,000	$71	78
401 Mcarthur Blvd	0.25mi	3/1.0	1,396 (-2%)	5mo	$150,000	$107	78
402 Mcarthur Blvd	0.27mi	3/2.0	1,480 (+4%)	7mo	$149,000	$101	74
135 Blackburn Blvd	0.14mi	3/2.0	1,302 (-8%)	11mo	$155,000	$119	70
1101 Colorado Ave	0.39mi	2/2.0 (-1)	1,446 (+2%)	7mo	$200,000	$138	68
116 Currell Ln	0.16mi	3/2.0	1,245 (-12%)	7mo	$110,000	$88	66
406 Mcarthur Blvd	0.28mi	3/2.0	1,576 (+11%)	4mo	$170,000	$108	65
101 Rowsey	0.45mi	3/2.0	1,329 (-6%)	8mo	$158,000	$119	62
155 Blackburn Blvd	0.21mi	4/2.0 (+1)	1,582 (+12%)	5mo	$165,000	$104	62
602 N Main St	0.52mi	3/2.0	1,626 (+15%)	7mo	$169,900	$104	45
515 N Booth Ave	0.72mi	4/1.0 (+1)	1,334 (-6%)	8mo	$128,000	$96	41
820 N Randall Ave	0.72mi	2/2.0 (-1)	1,516 (+7%)	13mo	$149,500	$99	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-15,933
• Equity at exit: $20,725

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-5,589
• Equity at exit: $12,018

Cash invested: $38,920 (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 73644

• Home prices YoY: -24.0%
• Active inventory: 125
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $105

Break-even live

Break-even rent $1,029

Max offer price $139,000

Occupancy floor 86%

Sensitivity live

Price	-10% $183	-5% $144	+0% $105	+5% $65	+10% $26
Rent	-10% $13	-5% $59	+0% $105	+5% $151	+10% $196
Rate	-1.0pp $175	-0.5pp $140	base $105	+0.5pp $69	+1.0pp $32

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $139,000 Active 192 DOM
2. 2026-06-21
   days on market $139,000 Active 191 DOM
3. 2026-06-18
   days on market $139,000 Active 189 DOM
4. 2026-06-17
   days on market $139,000 Active 188 DOM
5. 2026-06-16
   days on market $139,000 Active 187 DOM
6. 2026-06-15
   days on market $139,000 Active 186 DOM
7. 2026-06-13
   days on market $139,000 Active 184 DOM
8. 2026-06-12
   days on market $139,000 Active 183 DOM
9. 2026-06-09
   days on market $139,000 Active 180 DOM
10. 2026-06-08
    days on market $139,000 Active 179 DOM
11. 2026-06-08
    days on market $139,000 Active 178 DOM
12. 2026-06-07
    days on market $139,000 Active 177 DOM
13. 2026-06-04
    days on market $139,000 Active 174 DOM
14. 2026-06-02
    days on market $139,000 Active 173 DOM
15. 2026-06-01
    days on market $139,000 Active 172 DOM
16. 2026-05-31
    days on market $139,000 Active 171 DOM
17. 2025-12-11
    listed $139,000 Active

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$934/yr (+$78/mo · 294.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $13,943
• − Mortgage interest: −$7,786
• − Property taxes: −$317
• − Insurance: −$695
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$4,044
• Taxable loss: −$1,130
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,527/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: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.11%
• Current HPI: 178.0217
• 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

1 event — show timeline

• 2025-12-11 Listed $139,000 MLSOK

Property tax history

+5.4%/yr

Latest (2025): $317 · +4.6% YoY. Source: county tax records.