104 E Garber Rd · Garber, OK 73738

$106,000

2 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 151 Days on market

Built 1924 3,750 sqft lot

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Why this score? — see what drove the C+ 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 +21.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

From top to bottom, this house has been completely remodeled. Sits just across from Garber schools on a big corner lot. From the granite countertops and new cabinets to the windows and updated exterior, this house is ready for move-in day.

Key facts

• Open floor plan
• Vinyl flooring
• Abundance of storage

Tags

• OPEN FLOOR PLAN
• ABUNDANCE OF STORAGE
• NEW ROOF
• NEWER WINDOWS
• VINYL FLOORING
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Wood siding
• Exterior features: Wood fencing; Composition roof; Lot approximately 50 x 75; Residential zoning

Interior

• Kitchen: Disposal; Refrigerator
• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Storm windows; Window coverings; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (7.4% below list).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#187 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Garber (rural): math 33% / reading 30% proficiency, ranked #51 of 270 in OK (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($733 loan paydown + $11k appreciation (10.0% local appreciation)).
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 0.93% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $66,360
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 E Choctaw St	0.11mi	2/1.0	956 (-14%)	1mo	$74,500	$78	71
519 W Cherokee	0.40mi	2/1.0	1,092 (-1%)	11mo	$65,000	$60	70
118 W Ponca St	0.19mi	3/1.0 (+1)	1,232 (+11%)	3mo	$41,900	$34	64
421 W Ponca St	0.33mi	2/1.0	1,222 (+10%)	22mo	$25,000	$20	49

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $67,228
• Equity at exit: $95,493

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $190,366
• Equity at exit: $205,935

Cash invested: $29,680 (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 73738

• Home prices YoY: 6.0%
• Active inventory: 7
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$556
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $150

Break-even live

Break-even rent $792

Max offer price $106,000

Occupancy floor 80%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $106,000 Active 151 DOM
2. 2026-06-18
   days on market $106,000 Active 150 DOM
3. 2026-06-17
   days on market $106,000 Active 149 DOM
4. 2026-06-16
   days on market $106,000 Active 148 DOM
5. 2026-06-15
   days on market $106,000 Active 147 DOM
6. 2026-06-14
   days on market $106,000 Active 145 DOM
7. 2026-06-12
   days on market $106,000 Active 144 DOM
8. 2026-06-09
   days on market $106,000 Active 141 DOM
9. 2026-06-08
   days on market $106,000 Active 140 DOM
10. 2026-06-07
    days on market $106,000 Active 139 DOM
11. 2026-06-05
    days on market $106,000 Active 136 DOM
12. 2026-06-03
    days on market $106,000 Active 135 DOM
13. 2026-06-02
    days on market $106,000 Active 134 DOM
14. 2026-06-01
    days on market $106,000 Active 133 DOM
15. 2026-05-31
    days on market $106,000 Active 132 DOM
16. 2026-05-30
    days on market $106,000 Active 131 DOM
17. 2026-03-27
    price $106,000
18. 2026-03-12
    price $113,250
19. 2026-01-20
    listed $115,000 Active
20. 2021-11-12
    soldstatus $93,000 239-char remark

    Show marketing remark (239 chars)

    From top to bottom, this house has been completely remodeled. Sits just across from Garber schools on a big corner lot. From the granite countertops and new cabinets to the windows and updated exterior, this house is ready for move-in day.

21. 2021-08-19
    listed $92,900 239-char remark

    Show marketing remark (239 chars)

    From top to bottom, this house has been completely remodeled. Sits just across from Garber schools on a big corner lot. From the granite countertops and new cabinets to the windows and updated exterior, this house is ready for move-in day.

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $954 · $79/mo
• Expected delta: +$644/yr (+$54/mo · 207.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,784
• − Mortgage interest: −$5,938
• − Property taxes: −$310
• − Insurance: −$530
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$3,084
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,790/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: Garber
• NCES district ID: 4012420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $50,538
• Composite: 27.52/100
• National rank: #6953
• State rank: #51 of 270 in OK

Livability — Garber

• Score: 64/100
• State rank: #187
• US rank: #14751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garber, OK
• Population (ZIP): 931

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 15% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 9% Italian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.24%
• Current HPI: 215.474
• 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

+14.1% since first listed

5 events — show timeline

• 2026-03-27 Price Changed $106,000 NWOAR
• 2026-03-12 Price Changed $113,250 NWOAR
• 2026-01-20 Listed $115,000 NWOAR
• 2021-11-12 Sold (MLS) $93,000 NWOAR
• 2021-08-19 Listed $92,900 NWOAR

Property tax history

+4.8%/yr

Latest (2025): $310 · +2.0% YoY. Source: county tax records.