519 S Oak Ave · Erick, OK 73645

$184,900

4 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 326 Days on market

Built 1980 0.48 ac lot Est $149k · 24% 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 +11.1/30.0
• Appreciation +7.3/10.0
• Schools +4.8/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Step into this inviting 1.5 story residence nestled in the heart of Erick, Oklahoma—ideal for families seeking character, space, and a touch of rural charm. With its spacious layout, functional amenities, and large yard, this home offers a perfect blend of comfort and livability. This home offers five well-appointed bedrooms upstairs and down, paired with three full baths—ready to accommodate family, guests, or a home office/study. With a traditional 1.5 Story Layout, you enjoy the separation of living and sleeping quarters, with cozy upstairs quarters and an open, welcoming main level. A warm, inviting heart of the home: an eat-in kitchen perfect for daily meals or weekend gath

Key facts

• Covered front porch
• Large yard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• COVERED FRONT PORCH
• LARGE YARD
• TRADITIONAL 1.5 STORY LAYOUT

Property features AI

Finance

• Other: Occupied; No home warranty; Corner lot in the MINTON addition
• Financial info: Sold as-is; cash or conventional financing accepted; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption (eligible)
• Home design: One-and-one-half level home; East-facing; Single-family residence; Residential property
• Construction: Brick and frame construction; Composition roof (replaced/updated 2022); Post-tension foundation
• Exterior features: Covered porch; Porch; Outbuildings; Corner lot

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central gas heating
• Interior features: Gas-log fireplace; One living area; Dining area; Study / home office

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-75 ($-904/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (30.4% below list).
• Recommended offer: $129k (30.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#218 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Erick (rural): math 50% / reading 60% proficiency, ranked #19 of 513 in OK (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Erick Es (math 52% / reading 57%, grade C, #23 of 845 statewide, top 3%, 152 students, 0% FRL); Erick Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 57 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Erick average; the district grade overstates school quality for this exact location.
• Market conditions: 19 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.6% local appreciation)).
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $128,715 (30.4% 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. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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: 0.70% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $148,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Roger Miller Blvd	0.40mi	3/2.0 (-1)	1,896 (-7%)	12mo	$74,000	$39	54
121 S Sycamore Ave	0.49mi	3/2.0 (-1)	1,792 (-12%)	4mo	$130,000	$73	48

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

Projected returns pro-forma

4.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.64×
• Total profit: $33,254
• Equity at exit: $100,024

10-year hold

• IRR: 11.8%
• Equity multiple: 3.06×
• Total profit: $106,749
• Equity at exit: $168,818

Cash invested: $51,772 (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 73645

• Home prices YoY: 4.4%
• Active inventory: 19
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-75

Break-even live

Break-even rent $1,383

Max offer price $171,593

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-23	+0% $-75	+5% $-128	+10% $-180
Rent	-10% $-177	-5% $-126	+0% $-75	+5% $-24	+10% $26
Rate	-1.0pp $18	-0.5pp $-28	base $-75	+0.5pp $-123	+1.0pp $-172

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $184,900 Active 326 DOM
2. 2026-06-21
   days on market $184,900 Active 325 DOM
3. 2026-06-18
   days on market $184,900 Active 323 DOM
4. 2026-06-17
   days on market $184,900 Active 322 DOM
5. 2026-06-16
   days on market $184,900 Active 321 DOM
6. 2026-06-15
   days on market $184,900 Active 320 DOM
7. 2026-06-13
   days on market $184,900 Active 318 DOM
8. 2026-06-12
   days on market $184,900 Active 317 DOM
9. 2026-06-09
   days on market $184,900 Active 314 DOM
10. 2026-06-08
    days on market $184,900 Active 313 DOM
11. 2026-06-08
    days on market $184,900 Active 312 DOM
12. 2026-06-07
    days on market $184,900 Active 311 DOM
13. 2026-06-04
    days on market $184,900 Active 308 DOM
14. 2026-06-02
    days on market $184,900 Active 307 DOM
15. 2026-06-01
    days on market $184,900 Active 306 DOM
16. 2026-05-31
    days on market $184,900 Active 305 DOM
17. 2025-07-30
    listed $184,900 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: $546 · $46/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$1,118/yr (+$93/mo · 204.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,446
• − Mortgage interest: −$10,357
• − Property taxes: −$546
• − Insurance: −$924
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$5,379
• Taxable loss: −$4,232
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $112/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: Erick
• NCES district ID: 4011040
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $39,189
• Composite: 47.69/100
• National rank: #4918
• State rank: #19 of 513 in OK

Livability — Erick

• Score: 63/100
• State rank: #218
• US rank: #15619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erick, OK
• Population (ZIP): 1,090

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 5% Lithuanian 3% Slovak 1%
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 4.57%
• Current HPI: 108.667
• 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

• 2025-07-30 Listed $184,900 MLSOK

Property tax history

+36.7%/yr

Latest (2025): $546 · -0.4% YoY. Source: county tax records.