519 W Ponca St · Garber, OK 73738

$25,000

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 35 Days on market

Built 1935 0.56 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

House has been severely fire damaged. Enter at your own risk. Cash only.

Key facts

• 0.56 acre lot
• 2 garage spots
• Built 1935

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single house; 1 story
• Exterior features: Metal roof; Approximately 0.56 acre lot (7 lots)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#187 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Garber (rural): math 33% / reading 30% proficiency, ranked #51 of 270 in OK (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($24k) 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.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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?
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: 4.79% ✓
• Cap rate: 43.45%
• Cash-on-cash: 132.72%
• DSCR: 6.91
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $104,675
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 W Ponca St	0.26mi	3/1.0	1,232 (-7%)	3mo	$41,900	$34	73
421 W Ponca St	0.06mi	2/1.0 (-1)	1,222 (-8%)	22mo	$25,000	$20	62
219 Versailles Ave	0.60mi	3/1.5	1,419 (+7%)	4mo	$112,750	$79	54
418 Iowa St	0.49mi	3/2.0	1,481 (+12%)	11mo	$165,000	$111	44

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: —
• Equity multiple: 9.99×
• Total profit: $62,943
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 21.95×
• Total profit: $146,616
• Equity at exit: $48,570

Cash invested: $7,000 (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 73738

• Home prices YoY: 6.0%
• Active inventory: 7
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $774

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 30%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $25,000 Active 35 DOM
2. 2026-06-18
   days on market $25,000 Active 34 DOM
3. 2026-06-17
   days on market $25,000 Active 33 DOM
4. 2026-06-16
   days on market $25,000 Active 32 DOM
5. 2026-06-15
   days on market $25,000 Active 31 DOM
6. 2026-06-14
   days on market $25,000 Active 29 DOM
7. 2026-06-12
   days on market $25,000 Active 28 DOM
8. 2026-06-09
   days on market $25,000 Active 25 DOM
9. 2026-06-08
   days on market $25,000 Active 24 DOM
10. 2026-06-07
    days on market $25,000 Active 23 DOM
11. 2026-06-05
    days on market $25,000 Active 20 DOM
12. 2026-06-03
    days on market $25,000 Active 19 DOM
13. 2026-06-02
    days on market $25,000 Active 18 DOM
14. 2026-06-01
    days on market $25,000 Active 17 DOM
15. 2026-05-31
    days on market $25,000 Active 16 DOM
16. 2026-05-30
    days on market $25,000 Active 15 DOM
17. 2026-05-15
    listed $25,000 Active
18. 2025-11-11
    listed $160,000 Active
19. 2023-10-24
    soldstatus $145,000
20. 2021-08-30
    soldstatus $17,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,384
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$727
• Taxable income: $9,455
• Est. tax owed @ 24.0%: −$2,269
• After-tax cash flow: $7,021/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: Garber
• NCES district ID: 4012420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $50,538
• Composite: 27.52/100
• National rank: #6953
• State rank: #51 of 270 in OK

Livability — Garber

• Score: 64/100
• State rank: #187
• US rank: #14751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garber, OK
• Population (ZIP): 931

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 15% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 9% Italian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

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: ▲ 12.24%
• Current HPI: 215.474
• 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

+47.1% since first listed

4 events — show timeline

• 2026-05-15 Listed $25,000 NWOAR
• 2025-11-11 Listed $160,000 NCBOR
• 2023-10-24 Sold (Public Records) $145,000 Public Records
• 2021-08-30 Sold (Public Records) $17,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $1,617 · -10.6% YoY. Source: county tax records.