1022 N Washington St · Enid, OK 73701

$37,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 37 Days on market

Built 1905 5,625 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
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a dollhouse in the making. Come put your eyes on this one. With some imagination, you could have your dream home. Upstairs could be another bedroom, bonus room, etc. Currently this house is 2 bed, 1 bath. House sells as-is. This house can not be financed. Cash only.

Key facts

• 5,625 sq ft lot
• Built 1905
• Listed 36 days

Property features AI

Finance

• Other: Located in Dunbarton Heights Addition

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story home; Faces east
• Construction: Above-grade finished area listed as 872; Single house construction
• Exterior features: Composition roof; Lot dimensions approximately 150 x 37.5; Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Window AC unit(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, crime F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.2%/yr); 79 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1905 — 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. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.31% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.57%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $78,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1319 N Quincy St	0.36mi	2/1.0	906 (+4%)	10mo	$102,300	$113	69
1318 N Washington St	0.16mi	2/1.0	985 (+13%)	4mo	$35,000	$36	68
606 N Harrison St	0.64mi	2/1.0	888 (+2%)	4mo	$35,000	$39	64
310 W Palm St	0.72mi	2/1.0	888 (+2%)	1mo	$69,000	$78	63
121 W Mulberry Ave	0.50mi	2/1.0	808 (-7%)	3mo	$52,000	$64	62
312 E Beech Ave	0.72mi	2/1.0	849 (-3%)	1mo	$97,500	$115	61
221 E Cherry Ave	0.40mi	2/1.0	932 (+7%)	12mo	$95,000	$102	59
114 W Hemlock Ave	0.40mi	2/1.0	987 (+13%)	8mo	$37,000	$37	53
413 W Vine Ave	0.58mi	2/1.0	780 (-11%)	3mo	$71,500	$92	52
1517 N Kennedy St	0.53mi	3/1.0 (+1)	968 (+11%)	2mo	$90,000	$93	50
1625 N Quincy St	0.55mi	3/1.0 (+1)	958 (+10%)	14mo	$75,000	$78	42
1710 Mimosa Dr	0.66mi	2/1.0	999 (+15%)	11mo	$90,000	$90	36

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 · 3.16% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 3.01×
• Total profit: $20,860
• Equity at exit: $5,517

10-year hold

• IRR: 52.1%
• Equity multiple: 6.13×
• Total profit: $53,170
• Equity at exit: $3,199

Cash invested: $10,360 (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 73701

• Home prices YoY: -30.2%
• Rents YoY: 3.2%
• Active inventory: 79
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $555/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $419

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 46%

Sensitivity live

Price	-10% $445	-5% $432	+0% $419	+5% $407	+10% $394
Rent	-10% $352	-5% $386	+0% $419	+5% $453	+10% $487
Rate	-1.0pp $438	-0.5pp $429	base $419	+0.5pp $410	+1.0pp $400

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $37,000 Active 37 DOM
2. 2026-06-18
   days on market $37,000 Active 36 DOM
3. 2026-06-17
   days on market $37,000 Active 35 DOM
4. 2026-06-16
   days on market $37,000 Active 34 DOM
5. 2026-06-15
   days on market $37,000 Active 33 DOM
6. 2026-06-14
   days on market $37,000 Active 31 DOM
7. 2026-06-12
   days on market $37,000 Active 30 DOM
8. 2026-06-09
   days on market $37,000 Active 27 DOM
9. 2026-06-08
   days on market $37,000 Active 26 DOM
10. 2026-06-07
    days on market $37,000 Active 25 DOM
11. 2026-06-02
    days on market $37,000 Active 20 DOM
12. 2026-06-01
    days on market $37,000 Active 19 DOM
13. 2026-05-31
    days on market $37,000 Active 18 DOM
14. 2026-05-30
    days on market $37,000 Active 17 DOM
15. 2026-05-13
    listed $38,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,253
• − Mortgage interest: −$2,073
• − Property taxes: −$555
• − Insurance: −$185
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$1,076
• Taxable income: $4,724
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $3,898/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 24,476
• Household income: $50,843
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 576.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 11% Pacific Islander 10% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Asian/Pacific 6%

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: ▼ -73.42%
• Current HPI: 169.408
• Rent YoY: ▲ 3.16%
• Metro: Enid, 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

1 event — show timeline

• 2026-05-13 Listed $38,000 NWOAR

Property tax history

+6.1%/yr

Latest (2025): $63 · +10.5% YoY. Source: county tax records.