909 Avenue C · Beaver, OK 73932

$30,000

3 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 86 Days on market

Built 1950 7,000 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Three bedroom one bath siding home. Has fenced in yard , upgraded flooring, wall unit for heat a window unit for air. Big use this time for rental property

Key facts

• 7,000 sq ft lot
• Built 1950
• Listed 86 days

Property features AI

Finance

• Other: Lot approximately 50 x 140; Property used as a rental; described in average to fair condition; Listing broker: Town and Country Real Estate

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; East-facing
• Construction: Original town of Beaver subdivision
• Exterior features: Chain link fencing; Composition roof

Interior

• Kitchen: All appliances included
• Bedrooms: Three bedrooms
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Wall furnace heating; Window unit cooling
• Interior features: Vinyl flooring; Window air conditioning units
• Laundry & utility: Washer and dryer included; Wall furnace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#126 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D-, amenities F.
• Beaver (rural): math 30% / reading 35% proficiency, ranked #214 of 513 in OK (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (5.2% local appreciation)).
• Beaver County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $30k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 4.00% ✓
• Cap rate: 36.97%
• Cash-on-cash: 109.57%
• DSCR: 5.88
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $91,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Avenue B	0.19mi	3/2.0	1,570 (-6%)	8mo	$87,000	$55	71
622 Avenue F	0.27mi	3/2.0	1,752 (+5%)	5mo	$125,000	$71	71
323 Ave J	0.64mi	3/2.0	1,652 (-1%)	1mo	$127,500	$77	64
815 Avenue F	0.23mi	3/2.0	1,480 (-11%)	14mo	$70,070	$47	55
611 Avenue B	0.23mi	2/1.0 (-1)	1,424 (-14%)	8mo	$79,000	$55	54
521 W First St	0.75mi	3/2.0	1,731 (+4%)	3mo	$65,000	$38	52

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

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.67×
• Total profit: $56,035
• Equity at exit: $17,287

10-year hold

• IRR: —
• Equity multiple: 16.12×
• Total profit: $127,045
• Equity at exit: $30,075

Cash invested: $8,400 (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 73932

• Home prices YoY: 4.0%
• Active inventory: 15
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$10 /mo · $120/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $767

Break-even live

Break-even rent $228

Max offer price $30,000

Occupancy floor 31%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $30,000 Active 86 DOM
2. 2026-06-17
   days on market $30,000 Active 85 DOM
3. 2026-06-16
   days on market $30,000 Active 84 DOM
4. 2026-06-15
   days on market $30,000 Active 83 DOM
5. 2026-06-13
   days on market $30,000 Active 81 DOM
6. 2026-06-12
   days on market $30,000 Active 80 DOM
7. 2026-06-09
   days on market $30,000 Active 77 DOM
8. 2026-06-08
   days on market $30,000 Active 76 DOM
9. 2026-06-08
   days on market $30,000 Active 75 DOM
10. 2026-06-05
    days on market $30,000 Active 73 DOM
11. 2026-06-04
    days on market $30,000 Active 71 DOM
12. 2026-06-02
    days on market $30,000 Active 70 DOM
13. 2026-06-01
    days on market $30,000 Active 69 DOM
14. 2026-05-31
    days on market $30,000 Active 68 DOM
15. 2026-05-03
    price $30,000
16. 2026-03-24
    listed $35,000 Active
17. 2022-05-20
    soldstatus $10,000

ⓘ 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: $120 · $10/mo
• Projected year-2 tax: $270 · $22/mo
• Expected delta: +$150/yr (+$12/mo · 125.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $14,382
• − Mortgage interest: −$1,680
• − Property taxes: −$120
• − Insurance: −$150
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$873
• Taxable income: $9,258
• Est. tax owed @ 24.0%: −$2,222
• After-tax cash flow: $6,982/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: Beaver
• NCES district ID: 4003750
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $46,714
• Composite: 30.68/100
• National rank: #11435
• State rank: #214 of 513 in OK

Livability — Beaver

• Score: 66/100
• State rank: #126
• US rank: #12291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver, OK
• Population (ZIP): 1,930

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 5,381 people
• By 2030: 5,465 · +1.6%
• By 2040: 5,336 · -0.8%
• By 2050: 5,561 · +3.3%
• By 2075: 7,051 · +31.0%
• By 2100: 9,341 · +73.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 28% Two or more races 11%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Beaver

• 2024 margin: Solid R (+83.8) · D 7.4% · R 91.2% · Other 1.3%
• 2008→2024 swing: -5.3pp toward R · 2008: -78.5pp · 2024: -83.8pp
• All cycles: 2024: R+83.8 2020: R+81.6 2016: R+81.0 2012: R+78.9 2008: R+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 135.2376
• 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

+200.0% since first listed

3 events — show timeline

• 2026-05-03 Price Changed $30,000 NWOAR
• 2026-03-24 Listed $35,000 NWOAR
• 2022-05-20 Sold (Public Records) $10,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $120 · +5.3% YoY. Source: county tax records.