105 NW Boundry Rd · Erick, OK 73645

$77,000

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 12 Days on market

Built 1980 0.34 ac lot Est $77k · at est.

---

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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.4/15.0
• Appreciation +7.3/10.0
• 1% rule +6.3/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

Key facts

• Corner lot
• 0.34 acre lot
• Garage

Tags

• CORNER LOT
• FUNCTIONAL FLOOR PLAN

Property features AI

Finance

• Other: Located on a 0.3383-acre lot
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: One-level single-family residence; Residential property; Existing property
• Construction: Brick construction; Metal roof; Combination foundation; Built status: existing
• Exterior features: Outbuildings; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating
• Interior features: No fireplace; No study / home office; In-law plan not present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $77k).

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 $4k of equity ($532 loan paydown + $4k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.13% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $76,788
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 NW Boundry Rd	0.00mi	2/1.0	948 (0%)	17mo	$77,250	$81	86
209 E 3rd St	0.38mi	2/1.0	896 (-6%)	5mo	$47,000	$52	68

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: 20.8%
• Equity multiple: 2.28×
• Total profit: $27,704
• Equity at exit: $41,654

10-year hold

• IRR: 20.8%
• Equity multiple: 4.45×
• Total profit: $74,454
• Equity at exit: $70,303

Cash invested: $21,560 (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: 7.4×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $186

Break-even live

Break-even rent $634

Max offer price $77,000

Occupancy floor 74%

Sensitivity live

Price	-10% $229	-5% $207	+0% $186	+5% $164	+10% $142
Rent	-10% $117	-5% $151	+0% $186	+5% $220	+10% $254
Rate	-1.0pp $224	-0.5pp $205	base $186	+0.5pp $166	+1.0pp $145

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $77,000 Active 12 DOM
2. 2026-06-18
   days on market $77,000 Active 10 DOM
3. 2026-06-17
   days on market $77,000 Active 9 DOM
4. 2026-06-16
   days on market $77,000 Active 8 DOM
5. 2026-06-15
   days on market $77,000 Active 7 DOM
6. 2026-06-13
   days on market $77,000 Active 5 DOM
7. 2026-06-12
   days on market $77,000 Active 4 DOM
8. 2026-06-09
   pricedays on marketlisting id $77,000 Active 1 DOM
9. 2025-12-14
   listed $80,000 Active
10. 2025-01-30
    soldstatus $77,250 Closed 459-char remark

    Show marketing remark (459 chars)

    Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

11. 2025-01-30
    soldstatus $77,500

    Show marketing remark (459 chars)

    Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

12. 2024-12-14
    status Pending 459-char remark

    Show marketing remark (459 chars)

    Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

13. 2024-09-30
    price $80,000 459-char remark

    Show marketing remark (459 chars)

    Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

14. 2024-07-15
    price $89,900 459-char remark

    Show marketing remark (459 chars)

    Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

15. 2024-06-06
    price $99,900 459-char remark

    Show marketing remark (459 chars)

    Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

16. 2024-05-28
    price $105,000 459-char remark

    Show marketing remark (459 chars)

    Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

17. 2024-05-16
    historical
18. 2024-05-15
    listed $108,000 Active 459-char remark

    Show marketing remark (459 chars)

    Reduced for QUICK SALE! Adorable 2 Bedroom brick home with double car garage and metal roof sits on a LARGE CORNER lot! 105 NW Boundry, Erick, Oklahoma is the small town with a quiet country setting of this cozy home with natural light in the living area. Also, 2 outbuildings with 1 being a small carpenter shed with electricity and 1 a small storage building ! If you want a small town life, you should Check this out! Lot size is 111 x 140 mol.

19. 2024-05-14
    status Active
20. 2024-05-11
    historical
21. 2024-03-06
    price $108,000
22. 2024-01-30
    price $113,000
23. 2023-10-02
    price $110,000
24. 2023-08-15
    price $113,000
25. 2023-05-10
    listed $109,000 Active
26. 2023-03-10
    soldstatus $63,000 Closed
27. 2023-03-10
    status Pending
28. 2023-01-19
    listed $69,900 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: $778 · $65/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 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: $10,426
• − Mortgage interest: −$4,313
• − Property taxes: −$778
• − Insurance: −$385
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,240
• Taxable income: $1,042
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $1,978/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

+14.4% since first listed

20 events — show timeline

• 2025-12-14 Listed $80,000 MLSOK
• 2025-01-30 Sold (Public Records) $77,500 Public Records
• 2025-01-30 Sold (MLS) $77,250 MLSOK
• 2024-12-14 Pending — MLSOK
• 2024-09-30 Price Changed $80,000 MLSOK
• 2024-07-15 Price Changed $89,900 MLSOK
• 2024-06-06 Price Changed $99,900 MLSOK
• 2024-05-28 Price Changed $105,000 MLSOK
• 2024-05-16 Listing Removed — MLSOK
• 2024-05-15 Listed $108,000 MLSOK
• 2024-05-14 Relisted — MLSOK
• 2024-05-11 Listing Removed — MLSOK
• 2024-03-06 Price Changed $108,000 MLSOK
• 2024-01-30 Price Changed $113,000 MLSOK
• 2023-10-02 Price Changed $110,000 MLSOK
• 2023-08-15 Price Changed $113,000 MLSOK
• 2023-05-10 Listed $109,000 MLSOK
• 2023-03-10 Sold (MLS) $63,000 MLSOK
• 2023-03-10 Pending — MLSOK
• 2023-01-19 Listed $69,900 MLSOK

Property tax history

+11.1%/yr

Latest (2025): $778 · +1.8% YoY. Source: county tax records.