1105 4th Pl · Elgin, OK 73538

$159,000

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 17 Days on market

Built 1962 8,276 sqft lot Est $145k · 10% over

---

Why this score? — see what drove the B- 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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Amazing retirement or starter house located close to Elgin Public Schools and the new splash pad/park! The interior has 3 bedrooms, 1 1/2 baths with carpet and laminate floors throughout. The roof was replaced in 2016 and has Pella windows! All appliances stay! Refrigerator, stove, microwave, dishwasher, washer & dryer! 1 car garage and a 1 car carport with a fenced in yard welcome a new family! Call Danny Cooper with Elgin Realty LLC at 580-678-7748 to make this house your home today!

Key facts

• 1 car garage
• Move in ready
• 1 car carport

Tags

• METICULOUSLY MAINTAINED
• MOVE IN READY
• 1 CAR GARAGE
• 1 CAR CARPORT
• NEW ROOF
• NEW VINYL FLOORING

Property features AI

Exterior

• Parking: 2 total parking spaces; 1-car garage with garage door opener (garage faces side); 1 carport
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Updated / remodeled; One story
• Construction: Brick veneer exterior; Composition roof; Crawl space foundation; Built on one level
• Exterior features: Covered porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator; Oven; Gas water heater
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Vaulted ceilings; Double-pane windows with coverings
• Laundry & utility: Washer and dryer present; Washer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.1% in Elgin — 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 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: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $78k; list at $159k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $145,145
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 4th Pl	0.00mi	3/1.5	1,100 (+10%)	0mo	$159,000	$145	81
204 5th St	0.62mi	3/2.0	1,100 (+10%)	13mo	$80,000	$73	39

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: 34.4%
• Equity multiple: 3.67×
• Total profit: $119,003
• Equity at exit: $143,240

10-year hold

• IRR: 29.6%
• Equity multiple: 8.30×
• Total profit: $324,816
• Equity at exit: $308,902

Cash invested: $44,520 (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: 96
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $510

Break-even live

Break-even rent $1,227

Max offer price $159,000

Occupancy floor 68%

Sensitivity live

Price	-10% $600	-5% $555	+0% $510	+5% $465	+10% $420
Rent	-10% $362	-5% $436	+0% $510	+5% $584	+10% $657
Rate	-1.0pp $590	-0.5pp $550	base $510	+0.5pp $468	+1.0pp $427

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	13d	1	0.13mi
1201 Kensington Ln Elgin, OK	2.0–3.0	2.0–2.5	1414	$1,700	$1.20	25d	1	1.37mi

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-05-11
   historical Active Under Contract
3. 2026-05-01
   listed $159,000 Active
4. 2017-09-01
   soldstatus $78,000
5. 2017-08-31
   soldstatus $78,000 496-char remark

   Show marketing remark (496 chars)

   Amazing retirement or starter house located close to Elgin Public Schools and the new splash pad/park! The interior has 3 bedrooms, 1 1/2 baths with carpet and laminate floors throughout. The roof was replaced in 2016 and has Pella windows! All appliances stay! Refrigerator, stove, microwave, dishwasher, washer & dryer! 1 car garage and a 1 car carport with a fenced in yard welcome a new family! Call Danny Cooper with Elgin Realty LLC at 580-678-7748 to make this house your home today!

6. 2017-06-05
   listed $85,000 496-char remark

   Show marketing remark (496 chars)

   Amazing retirement or starter house located close to Elgin Public Schools and the new splash pad/park! The interior has 3 bedrooms, 1 1/2 baths with carpet and laminate floors throughout. The roof was replaced in 2016 and has Pella windows! All appliances stay! Refrigerator, stove, microwave, dishwasher, washer & dryer! 1 car garage and a 1 car carport with a fenced in yard welcome a new family! Call Danny Cooper with Elgin Realty LLC at 580-678-7748 to make this house your home today!

7. 2005-10-31
   soldstatus $80,000
8. 2005-01-04
   soldstatus $40,000

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$604/yr (+$50/mo · 73.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $22,460
• − Mortgage interest: −$8,906
• − Property taxes: −$827
• − Insurance: −$795
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$4,625
• Taxable income: $3,712
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $5,225/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

+297.5% since first listed

8 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-05-11 Contingent — LBRMLS
• 2026-05-01 Listed $159,000 LBRMLS
• 2017-09-01 Sold (Public Records) $78,000 Public Records
• 2017-08-31 Sold (MLS) $78,000 LBRMLS
• 2017-06-05 Listed $85,000 LBRMLS
• 2005-10-31 Sold (Public Records) $80,000 Public Records
• 2005-01-04 Sold (Public Records) $40,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $827 · +1.1% YoY. Source: county tax records.