509 G St · Elgin, OK 73538

$235,000

3 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 26 Days on market

Built 2016 7,000 sqft lot Est $213k · 10% 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 +13.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• ARV discount +3.0/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come check out this beautiful home in Elgin, OK. This home has 3 bedrooms and 2 bathrooms. When you walk into the front door you will fall in love with the open living concept as well as the split floor plan that this home has. Throughout the kitchen, living room, and hallways you will find wood plank floors, carpet in the bedrooms, and tile in the bathrooms. In the living room is a gas fireplace to cozy up next to on those cold winter days, and on those warm summer days you can enjoy the privacy of your backyard thanks to the wood fence. The kitchen is complete with granite counter tops and stainless steel appliances. The dishwasher as well as the gas oven range was installed last year. The primary bedroom has a spacious bathroom and walk in closet. Schedule your appointment today to view this beauty in person!

Key facts

• Inviting living area
• Split floor plan
• Easy commute

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT FLOOR PLAN
• SPACIOUS PRIMARY SUITE
• INVITING LIVING AREA
• EASY COMMUTE

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage with garage door opener; Driveway (open parking available)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Updated/remodeled
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built/updated (year not provided)
• Exterior features: Covered patio; Patio; Wood fence; Public maintained road (city street frontage)

Interior

• Kitchen: Microwave; Dishwasher; Disposal; Oven; Range hood
• Flooring: Ceramic tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Breakfast bar; Walk-in closets; Pantry; Granite counters; Gas fireplace
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $10 ($121/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 $190k (19.2% below list).
• Recommended offer: $190k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Elgin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#17 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Elgin (rural): math 29% / reading 36% proficiency, ranked #38 of 270 in OK (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elgin Es (math 36% / reading 33%, grade F, #168 of 845 statewide, top 24%, 945 students, 0% FRL); Elgin Ms (math 26% / reading 34%, grade F, #49 of 345 statewide, top 15%, 791 students, 0% FRL); Elgin Hs (math 27% / reading 47%, grade F, #42 of 447 statewide, top 10%, 771 students, 0% FRL) — zoned schools average 0% FRL vs 29% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 95 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,959 (19.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.81% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $213,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 H St	0.09mi	3/2.0	1,500 (+3%)	13mo	$191,000	$127	79
209 Glover Cir	0.34mi	3/2.0	1,500 (+3%)	3mo	$220,000	$147	76
611 7th St	0.12mi	3/2.0	1,300 (-10%)	5mo	$117,000	$90	73
718 5th St	0.16mi	3/2.0	1,344 (-7%)	9mo	$226,000	$168	72
314 5th St	0.15mi	3/2.0	1,300 (-10%)	15mo	$210,000	$162	63
203 Oak St	0.47mi	3/2.0	1,530 (+5%)	16mo	$183,000	$120	56
203 Maple St	0.41mi	3/1.0	1,300 (-10%)	6mo	$170,000	$131	54
1113 Hershel Dr	0.52mi	3/2.0	1,556 (+7%)	12mo	$231,000	$148	53
1430 Limestone Way	0.63mi	4/2.0 (+1)	1,564 (+8%)	0mo	$245,000	$157	53
1405 NE Limestone Way	0.70mi	3/2.0	1,600 (+10%)	7mo	$248,000	$155	45
311 Crestview Dr	0.52mi	2/1.0 (-1)	1,244 (-14%)	3mo	$180,000	$145	41
12352 NE Keeney Rd	0.69mi	3/2.0	1,300 (-10%)	16mo	$165,000	$127	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.95×
• Total profit: $128,575
• Equity at exit: $211,707

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $378,021
• Equity at exit: $456,553

Cash invested: $65,800 (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 73538

• Home prices YoY: 22.9%
• Active inventory: 95
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $10

Break-even live

Break-even rent $1,887

Max offer price $235,000

Occupancy floor 94%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Marilyn Glover Dr Elgin, OK	3.0	2.0	1600	$1,650	$1.03	23d	1	0.39mi
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	12d	1	0.49mi
1534 Stonehouse Dr Elgin, OK	3.0	2.0	1700	$1,975	$1.16	23d	1	0.58mi
1205 Alma Dr Elgin, OK	4.0	2.0	1800	$1,900	$1.06	12d	1	0.63mi
1517 Stonehouse Dr Elgin, OK	4.0	2.0	1565	$1,700	$1.09	21d	1	0.67mi
1201 Kensington Ln Elgin, OK	2.0–3.0	2.0–2.5	1414	$1,700	$1.20	23d	1	0.95mi

Listing history 10 events

1. 2026-05-19
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-21
   listed $235,000 Active
4. 2024-08-28
   soldstatus $225,000 Closed 823-char remark

   Show marketing remark (823 chars)

   Come check out this beautiful home in Elgin, OK. This home has 3 bedrooms and 2 bathrooms. When you walk into the front door you will fall in love with the open living concept as well as the split floor plan that this home has. Throughout the kitchen, living room, and hallways you will find wood plank floors, carpet in the bedrooms, and tile in the bathrooms. In the living room is a gas fireplace to cozy up next to on those cold winter days, and on those warm summer days you can enjoy the privacy of your backyard thanks to the wood fence. The kitchen is complete with granite counter tops and stainless steel appliances. The dishwasher as well as the gas oven range was installed last year. The primary bedroom has a spacious bathroom and walk in closet. Schedule your appointment today to view this beauty in person!

5. 2024-08-28
   soldstatus $225,000

   Show marketing remark (823 chars)

   Come check out this beautiful home in Elgin, OK. This home has 3 bedrooms and 2 bathrooms. When you walk into the front door you will fall in love with the open living concept as well as the split floor plan that this home has. Throughout the kitchen, living room, and hallways you will find wood plank floors, carpet in the bedrooms, and tile in the bathrooms. In the living room is a gas fireplace to cozy up next to on those cold winter days, and on those warm summer days you can enjoy the privacy of your backyard thanks to the wood fence. The kitchen is complete with granite counter tops and stainless steel appliances. The dishwasher as well as the gas oven range was installed last year. The primary bedroom has a spacious bathroom and walk in closet. Schedule your appointment today to view this beauty in person!

6. 2024-07-22
   historical Active Under Contract 823-char remark

   Show marketing remark (823 chars)

   Come check out this beautiful home in Elgin, OK. This home has 3 bedrooms and 2 bathrooms. When you walk into the front door you will fall in love with the open living concept as well as the split floor plan that this home has. Throughout the kitchen, living room, and hallways you will find wood plank floors, carpet in the bedrooms, and tile in the bathrooms. In the living room is a gas fireplace to cozy up next to on those cold winter days, and on those warm summer days you can enjoy the privacy of your backyard thanks to the wood fence. The kitchen is complete with granite counter tops and stainless steel appliances. The dishwasher as well as the gas oven range was installed last year. The primary bedroom has a spacious bathroom and walk in closet. Schedule your appointment today to view this beauty in person!

7. 2024-07-18
   listed $225,000 Active 823-char remark

   Show marketing remark (823 chars)

   Come check out this beautiful home in Elgin, OK. This home has 3 bedrooms and 2 bathrooms. When you walk into the front door you will fall in love with the open living concept as well as the split floor plan that this home has. Throughout the kitchen, living room, and hallways you will find wood plank floors, carpet in the bedrooms, and tile in the bathrooms. In the living room is a gas fireplace to cozy up next to on those cold winter days, and on those warm summer days you can enjoy the privacy of your backyard thanks to the wood fence. The kitchen is complete with granite counter tops and stainless steel appliances. The dishwasher as well as the gas oven range was installed last year. The primary bedroom has a spacious bathroom and walk in closet. Schedule your appointment today to view this beauty in person!

8. 2016-08-19
   soldstatus $160,000
9. 2006-09-28
   soldstatus $9,500
10. 2005-06-07
    soldstatus $15,000

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$191/yr (+$16/mo · 9.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,795
• − Mortgage interest: −$13,164
• − Property taxes: −$1,924
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,836
• Taxable loss: −$3,951
• Est. tax savings @ 24.0%: +$948
• After-tax cash flow: $1,069/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: Elgin
• NCES district ID: 4010710
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $65,900
• Composite: 29.77/100
• National rank: #6432
• State rank: #38 of 270 in OK

Livability — Elgin

• Score: 73/100
• State rank: #17
• US rank: #5411

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: Elgin, OK
• County: Comanche County · 96,361 people
• City population: 7,128
• Metro: Lawton, OK
• Population (ZIP): 7,128
• Household income: $91,324
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 70.0

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 15% Hispanic / Latino 13% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Slovak 5% Romanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.70%
• Current HPI: 245.4249
• Rent YoY: —
• Metro: Lawton, 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

+1466.7% since first listed

10 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-23 Contingent — LBRMLS
• 2026-04-21 Listed $235,000 LBRMLS
• 2024-08-28 Sold (Public Records) $225,000 Public Records
• 2024-08-28 Sold (MLS) $225,000 LBRMLS
• 2024-07-22 Contingent — LBRMLS
• 2024-07-18 Listed $225,000 LBRMLS
• 2016-08-19 Sold (Public Records) $160,000 Public Records
• 2006-09-28 Sold (Public Records) $9,500 Public Records
• 2005-06-07 Sold (Public Records) $15,000 Public Records

Property tax history

+47.3%/yr

Latest (2024): $1,924 · +3.8% YoY. Source: county tax records.