1017 E Cavanaugh St · El Reno, OK 73036

$174,900

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 27 Days on market

Built 1940 0.33 ac lot Est $135k · 29% over

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Why this score? — see what drove the F 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 +12.7/30.0
• DSCR +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Say hello to 1017 E Cavanaugh in El Reno! This beautifully renovated home offers modern finishes, thoughtful updates, and an inviting open-concept layout. Inside, you’ll find tall ceilings, brand new flooring throughout, and a stylish kitchen featuring custom cabinetry, subway tile backsplash, stainless steel appliances, and ample storage space. All three bedrooms are nicely sized with great closet space, while both bathrooms feature updated finishes and convenient shower/tub combos. The open living and dining areas create a bright and airy feel, perfect for everyday living and entertaining. Step outside to enjoy the covered front porch and oversized backyard surrounded by mature tree

Key facts

• Custom cabinetry
• Ample storage space
• Renovated home

Tags

• RENOVATED HOME
• OPEN CONCEPT LAYOUT
• CUSTOM CABINETRY
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• AMPLE STORAGE SPACE

Property features AI

Finance

• Other: Existing property; Vacant and unoccupied; Living area reported as 1,050 (assessor)
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking surface
• Utilities: Cable available; High-speed internet available; Public utilities
• Home design: Single family residence; One level; Faces south; Residential property
• Construction: Frame construction; Other construction materials; Composition roof (new 2026); Conventional foundation
• Exterior features: Covered porch; Wood fencing; Interior lot

Interior

• Kitchen: Electric range (free-standing); Free-standing oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); No fireplace
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-18 ($-217/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (26.2% below list).
• Recommended offer: $129k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in El Reno — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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); 280 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $175k implies a 1566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,103 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $135,450
• 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	0.25mi	2/1.0	1,024 (-2%)	1mo	$125,000	$122	84
324 Hal Dr	0.25mi	2/1.0	1,000 (-5%)	6mo	$118,000	$118	76
314 S Roberts Ave	0.40mi	3/1.0 (+1)	1,028 (-2%)	2mo	$141,000	$137	71
1008 E Woodson St	0.47mi	3/1.0 (+1)	999 (-5%)	1mo	$75,500	$76	64
221 N L Ave	0.67mi	2/1.0	1,000 (-5%)	1mo	$114,000	$114	60
313 Hal Dr	0.30mi	3/1.0 (+1)	1,165 (+11%)	7mo	$150,000	$129	57
118 S M Ave	0.45mi	2/1.0	1,204 (+15%)	1mo	$36,000	$30	54
100 N L Ave	0.51mi	3/2.0 (+1)	1,118 (+6%)	4mo	$152,000	$136	53
121 N M Ave	0.57mi	3/2.0 (+1)	1,118 (+6%)	5mo	$180,000	$161	50
120 N Donald Ave	0.54mi	2/1.5	1,176 (+12%)	7mo	$125,000	$106	47
129 N K Ave	0.57mi	3/2.0 (+1)	1,121 (+7%)	10mo	$162,000	$145	45
206 N Donald Ave	0.63mi	3/1.0 (+1)	1,132 (+8%)	10mo	$148,000	$131	44

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-28,014
• Equity at exit: $26,078

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-19,647
• Equity at exit: $15,122

Cash invested: $48,972 (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: 280
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$917
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-18

Break-even live

Break-even rent $1,314

Max offer price $171,707

Occupancy floor 96%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 E Cavanaugh St El Reno, OK	3.0	2.0	1222	$1,400	$1.15	10d	1	0.29mi
819 S Wilson Ave Unit 819 El Reno, OK	3.0	2.0	1200	$1,325	$1.10	1d	1	0.87mi
819 S Wilson Ave El Reno, OK	3.0	2.0	1200	$1,325	$1.10	3d	1	0.87mi
607 N Evans Ave El Reno, OK	2.0	1.0	1032	$1,025	$0.99	1d	1	1.12mi
1915 S Jensen Ave El Reno, OK	3.0	1.5	1402	$1,400	$1.00	1d	1	1.14mi
1100 W Wade St Unit 218 El Reno, OK	1.0	1.0	800	$800	$1.00	14d	1	1.31mi
1020 W Hayes St El Reno, OK	2.0	2.0	865	$1,250	$1.45	1d	1	1.32mi
702 Amity Ln El Reno, OK	2.0	2.0	1487	$1,550	$1.04	1d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $174,900 Active 27 DOM
2. 2026-06-17
   days on market $174,900 Active 26 DOM
3. 2026-06-16
   days on market $174,900 Active 25 DOM
4. 2026-06-15
   days on market $174,900 Active 24 DOM
5. 2026-06-13
   days on market $174,900 Active 22 DOM
6. 2026-06-13
   days on market $174,900 Active 21 DOM
7. 2026-06-09
   days on market $174,900 Active 18 DOM
8. 2026-06-08
   days on market $174,900 Active 17 DOM
9. 2026-06-07
   days on market $174,900 Active 16 DOM
10. 2026-06-05
    days on market $174,900 Active 13 DOM
11. 2026-06-03
    days on market $174,900 Active 12 DOM
12. 2026-06-02
    days on market $174,900 Active 11 DOM
13. 2026-06-01
    days on market $174,900 Active 10 DOM
14. 2026-05-31
    days on market $174,900 Active 9 DOM
15. 2026-05-21
    listed $174,900 Active
16. 1994-12-06
    soldstatus $10,500

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: +$999/yr (+$83/mo · 173.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,492
• − Mortgage interest: −$9,797
• − Property taxes: −$575
• − Insurance: −$874
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$5,088
• Taxable loss: −$3,321
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $580/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

+1565.7% since first listed

2 events — show timeline

• 2026-05-21 Listed $174,900 MLSOK
• 1994-12-06 Sold (Public Records) $10,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $575 · +6.1% YoY. Source: county tax records.