107 Oak St · Elgin, OK 73538

$119,000

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 41 Days on market

Built 1962 7,800 sqft lot Est $154k · 23% under

---

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

Listing remarks MLS

Affordable, approximately 1200 sq ft, 4 bedroom, 1 bath home. Recent updates in the past year include - roof, bathroom renovations, fresh paint, and new kitchen appliances.

Key facts

• Fully fenced yard
• 7,800 sq ft lot
• Built 1962

Tags

• FULLY FENCED YARD
• ELGIN SCHOOL DISTRICT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level
• Construction: Built on slab foundation; Composition roof; Other construction materials
• Exterior features: Chain link fencing; Public maintained road access; City street frontage; Lot approximately 65 x 120 (7,800 sq ft / 0.1791 acres)

Interior

• Kitchen: Oven
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Electric water heater; Oven
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 5.0% 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 $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 41 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $69k; list at $119k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1962 — 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. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.42%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $154,318
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 K St	0.10mi	3/1.0	1,200 (+2%)	1mo	$112,000	$93	91
106 Oak	0.03mi	3/2.0	1,200 (+2%)	1mo	$118,000	$98	91
107 Oak St	0.00mi	4/1.0 (+1)	1,200 (+2%)	1mo	$125,000	$104	91
1105 4th Pl	0.13mi	3/1.5	1,100 (-7%)	0mo	$159,000	$145	80
203 Maple St	0.07mi	3/1.0	1,300 (+10%)	6mo	$170,000	$131	74
209 H St	0.32mi	2/2.0 (-1)	1,200 (+2%)	14mo	$73,500	$61	62
70 NE Deerfield Dr	0.35mi	3/2.0	1,300 (+10%)	1mo	$224,000	$172	61
304 Crestview Dr	0.58mi	3/2.0	1,200 (+2%)	7mo	$185,000	$154	60
311 Crestview Dr	0.64mi	2/1.0 (-1)	1,244 (+6%)	3mo	$180,000	$145	53
611 7th St	0.51mi	3/2.0	1,300 (+10%)	5mo	$117,000	$90	51
718 5th St	0.32mi	3/2.0	1,344 (+14%)	9mo	$226,000	$168	50
204 5th St	0.67mi	3/2.0	1,100 (-7%)	13mo	$80,000	$73	43

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: 44.2%
• Equity multiple: 4.35×
• Total profit: $111,511
• Equity at exit: $107,205

10-year hold

• IRR: 38.3%
• Equity multiple: 9.75×
• Total profit: $291,597
• Equity at exit: $231,191

Cash invested: $33,320 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $734

Break-even live

Break-even rent $939

Max offer price $119,000

Occupancy floor 56%

Sensitivity live

Price	-10% $801	-5% $767	+0% $734	+5% $700	+10% $666
Rent	-10% $586	-5% $660	+0% $734	+5% $807	+10% $881
Rate	-1.0pp $793	-0.5pp $764	base $734	+0.5pp $703	+1.0pp $671

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: $29,750
• Closing costs: $3,570
• 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	0.01mi
1201 Kensington Ln Elgin, OK	2.0–3.0	2.0–2.5	1414	$1,700	$1.20	25d	1	1.41mi

Listing history 9 events

1. 2026-05-19
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-14
   price $119,000
4. 2026-04-07
   listed $125,000 Active
5. 2015-12-08
   soldstatus $69,000
6. 2015-12-07
   soldstatus $69,000 172-char remark

   Show marketing remark (172 chars)

   Affordable, approximately 1200 sq ft, 4 bedroom, 1 bath home. Recent updates in the past year include - roof, bathroom renovations, fresh paint, and new kitchen appliances.

7. 2015-08-19
   listed $71,000 172-char remark

   Show marketing remark (172 chars)

   Affordable, approximately 1200 sq ft, 4 bedroom, 1 bath home. Recent updates in the past year include - roof, bathroom renovations, fresh paint, and new kitchen appliances.

8. 2006-06-12
   soldstatus $56,500
9. 1992-08-26
   soldstatus $35,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$250/yr (+$21/mo · 30.5%)

ⓘ 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 · 19 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: $22,414
• − Mortgage interest: −$6,666
• − Property taxes: −$821
• − Insurance: −$595
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$3,462
• Taxable income: $7,284
• Est. tax owed @ 24.0%: −$1,748
• After-tax cash flow: $7,055/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

+240.0% since first listed

9 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-23 Contingent — LBRMLS
• 2026-04-14 Price Changed $119,000 LBRMLS
• 2026-04-07 Listed $125,000 LBRMLS
• 2015-12-08 Sold (Public Records) $69,000 Public Records
• 2015-12-07 Sold (MLS) $69,000 LBRMLS
• 2015-08-19 Listed $71,000 LBRMLS
• 2006-06-12 Sold (Public Records) $56,500 Public Records
• 1992-08-26 Sold (Public Records) $35,000 Public Records

Property tax history

+0.6%/yr

Latest (2024): $821 · +4.1% YoY. Source: county tax records.