703 W B Ave · Elk City, OK 73644

$55,000

1 bd · 1.0 ba · 784 sqft · SingleFamily public records · 14 Days on market

Built 1935 7,000 sqft lot Est $76k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. “AS IS WHERE IS”

Key facts

• Metal roof
• Foundation repaired
• New flooring

Tags

• NEW FLOORING
• METAL ROOF
• NEW INSULATION
• NEW WATER HEATER
• FOUNDATION REPAIRED
• NEW SEWER PIPING

Property features AI

Finance

• Other: Located in Northwest addition; No storm shelter; Homestead not claimed
• Financial info: Sold as-is; eligible for cash or conventional financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Single-story; Existing property; Entry level: One
• Construction: Metal roof; Other construction materials; Slab foundation; Built (existing)
• Exterior features: Interior lot; No exterior features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $55k).
• Cap rate 12.8% vs local median 4.1% in Elk City — 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 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, schools F, amenities F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 122 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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 $34k; list at $55k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1935 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.50% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.07%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $76,048
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 N Walker Ave	0.17mi	2/1.0 (+1)	760 (-3%)	22mo	$35,150	$46	64
1322 W Broadway Ave	0.59mi	2/1.0 (+1)	812 (+4%)	5mo	$23,000	$28	58
1217 W 6th St	0.61mi	2/1.0 (+1)	710 (-9%)	3mo	$99,000	$139	48
418 W 8th St	0.68mi	2/1.0 (+1)	712 (-9%)	4mo	$48,100	$68	45
503 S Washington Ave	0.69mi	2/1.0 (+1)	720 (-8%)	6mo	$70,000	$97	44
1010 N Washington Ave	0.37mi	2/1.0 (+1)	900 (+15%)	15mo	$115,000	$128	41
114 Blackburn Blvd	0.71mi	2/1.0 (+1)	728 (-7%)	11mo	$78,000	$107	40
414 W 8th St	0.68mi	2/1.0 (+1)	720 (-8%)	12mo	$40,000	$56	40
601 S Howard Ave	0.74mi	2/1.0 (+1)	720 (-8%)	11mo	$97,500	$135	38
412 W 8th St	0.69mi	2/1.0 (+1)	864 (+10%)	11mo	$28,000	$32	37
305 S Elk Ave	0.63mi	2/1.0 (+1)	832 (+6%)	23mo	$86,000	$103	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 1.65×
• Total profit: $9,945
• Equity at exit: $8,201

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $32,931
• Equity at exit: $4,755

Cash invested: $15,400 (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 73644

• Home prices YoY: -24.0%
• Active inventory: 122
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $296

Break-even live

Break-even rent $448

Max offer price $55,000

Occupancy floor 59%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-15
   statusdays on market $55,000 Pending 14 DOM
2. 2026-06-13
   days on market $55,000 Active 13 DOM
3. 2026-06-12
   days on market $55,000 Active 12 DOM
4. 2026-06-09
   days on market $55,000 Active 9 DOM
5. 2026-06-08
   days on market $55,000 Active 8 DOM
6. 2026-06-08
   days on market $55,000 Active 7 DOM
7. 2026-06-07
   days on market $55,000 Active 6 DOM
8. 2026-06-04
   days on market $55,000 Active 3 DOM
9. 2026-06-02
   days on market $55,000 Active 2 DOM
10. 2026-06-01
    pricedays on marketlisting id $55,000 Active 1 DOM
11. 2026-05-25
    historical
12. 2026-04-16
    status Active
13. 2026-03-24
    status Pending
14. 2026-02-07
    status Active
15. 2026-01-29
    status Pending
16. 2026-01-02
    price $45,000
17. 2025-09-04
    price $49,999
18. 2025-05-21
    listed $55,000 Active
19. 2025-05-21
    historical
20. 2025-05-09
    listed $55,000 Active
21. 2023-03-17
    soldstatus $34,000 Closed 56-char remark

    Show marketing remark (56 chars)

    Great investment property. “AS IS WHERE IS”

22. 2023-02-22
    status Pending 56-char remark

    Show marketing remark (56 chars)

    Great investment property. “AS IS WHERE IS”

23. 2022-06-27
    price $34,900 56-char remark

    Show marketing remark (56 chars)

    Great investment property. “AS IS WHERE IS”

24. 2022-03-21
    listed $39,000 Active 56-char remark

    Show marketing remark (56 chars)

    Great investment property. “AS IS WHERE IS”

25. 2019-05-03
    historical
26. 2018-02-14
    listed $34,900
27. 2012-09-26
    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: $514 · $43/mo
• Projected year-2 tax: $514 · $43/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $9,878
• − Mortgage interest: −$3,081
• − Property taxes: −$514
• − Insurance: −$275
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$1,600
• Taxable income: $2,828
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $2,875/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: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -56.11%
• Current HPI: 178.0217
• 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

+28.6% since first listed

17 events — show timeline

• 2026-05-25 Listing Removed — MLSOK
• 2026-04-16 Relisted — MLSOK
• 2026-03-24 Pending — MLSOK
• 2026-02-07 Relisted — MLSOK
• 2026-01-29 Pending — MLSOK
• 2026-01-02 Price Changed $45,000 MLSOK
• 2025-09-04 Price Changed $49,999 MLSOK
• 2025-05-21 Listing Removed — MLSOK
• 2025-05-21 Listed $55,000 MLSOK
• 2025-05-09 Listed $55,000 MLSOK
• 2023-03-17 Sold (MLS) $34,000 MLSOK
• 2023-02-22 Pending — MLSOK
• 2022-06-27 Price Changed $34,900 MLSOK
• 2022-03-21 Listed $39,000 MLSOK
• 2019-05-03 Listing Removed — MLSOK
• 2018-02-14 Listed $34,900 MLSOK
• 2012-09-26 Sold (Public Records) $35,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $514 · +4.9% YoY. Source: county tax records.