102 K St · Elgin, OK 73538

$150,000

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 114 Days on market

Built 1960 7,000 sqft lot Est $175k · 14% under

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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 +28.5/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• 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

Great starter home or downsizing. This corner lot home has mature pecan trees. 3 Bedrooms, 2 3/4 baths, storm shelter, 1 car garage and carport. Call Sue @ 580-512-1942 for more information. Owner is offering a $5,000 decorating allowance with a full offer.

Key facts

• Storage shed
• Easy access to 1-44
• Corner lot

Tags

• CORNER LOT
• STORM CELLAR
• STORAGE SHED
• EASY ACCESS TO 1-44
• CONVENIENT TO LAWTON/FORT SILL

Property features AI

Exterior

• Parking: 2 total parking spaces; 1-car garage; 1-car carport; 2 covered spaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story
• Construction: Brick veneer construction
• Exterior features: Storm door(s); Shed(s); Composition roof; No fencing

Interior

• Kitchen: Oven; Refrigerator; Range hood
• Flooring: Vinyl; Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Walk-in closet(s); Double pane windows
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.1% 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: 95 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 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 $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $174,754
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Maple St	0.08mi	3/1.0	1,300 (-2%)	6mo	$170,000	$131	87
208 K St	0.09mi	3/1.0	1,200 (-10%)	1mo	$112,000	$93	78
106 Oak	0.11mi	3/2.0	1,200 (-10%)	1mo	$118,000	$98	73
718 5th St	0.29mi	3/2.0	1,344 (+1%)	9mo	$226,000	$168	73
107 Oak St	0.09mi	4/1.0 (+1)	1,200 (-10%)	1mo	$125,000	$104	73
70 NE Deerfield Dr	0.41mi	3/2.0	1,300 (-2%)	1mo	$224,000	$172	72
611 7th St	0.49mi	3/2.0	1,300 (-2%)	5mo	$117,000	$90	65
209 H St	0.24mi	2/2.0 (-1)	1,200 (-10%)	14mo	$73,500	$61	52
311 Crestview Dr	0.68mi	2/1.0 (-1)	1,244 (-7%)	3mo	$180,000	$145	50
421 H St	0.34mi	3/2.0	1,500 (+12%)	13mo	$191,000	$127	48
304 Crestview Dr	0.62mi	3/2.0	1,200 (-10%)	7mo	$185,000	$154	44
209 Glover Cir	0.74mi	3/2.0	1,500 (+12%)	3mo	$220,000	$147	38

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: 34.6%
• Equity multiple: 3.69×
• Total profit: $112,811
• Equity at exit: $135,132

10-year hold

• IRR: 29.8%
• Equity multiple: 8.33×
• Total profit: $307,671
• Equity at exit: $291,417

Cash invested: $42,000 (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: 95
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$787
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $489

Break-even live

Break-even rent $1,205

Max offer price $150,000

Occupancy floor 68%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Oak St Elgin, OK	4.0	1.0	1300	$1,295	$1.00	12d	1	0.07mi
1205 Alma Dr Elgin, OK	4.0	2.0	1800	$1,900	$1.06	12d	1	0.19mi
1534 Stonehouse Dr Elgin, OK	3.0	2.0	1700	$1,975	$1.16	23d	1	0.33mi
1517 Stonehouse Dr Elgin, OK	4.0	2.0	1565	$1,700	$1.09	21d	1	0.41mi
313 Marilyn Glover Dr Elgin, OK	3.0	2.0	1600	$1,650	$1.03	23d	1	0.80mi
1201 Kensington Ln Elgin, OK	2.0–3.0	2.0–2.5	1414	$1,700	$1.20	23d	1	1.36mi

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 114 DOM
2. 2026-06-18
   days on market $150,000 Active 113 DOM
3. 2026-06-17
   days on market $150,000 Active 112 DOM
4. 2026-06-16
   days on market $150,000 Active 111 DOM
5. 2026-06-15
   days on market $150,000 Active 110 DOM
6. 2026-06-14
   days on market $150,000 Active 108 DOM
7. 2026-06-13
   days on market $150,000 Active 107 DOM
8. 2026-06-10
   days on market $150,000 Active 105 DOM
9. 2026-06-09
   days on market $150,000 Active 104 DOM
10. 2026-06-08
    days on market $150,000 Active 103 DOM
11. 2026-06-07
    days on market $150,000 Active 102 DOM
12. 2026-06-05
    days on market $150,000 Active 99 DOM
13. 2026-06-02
    days on market $150,000 Active 97 DOM
14. 2026-06-01
    days on market $150,000 Active 96 DOM
15. 2026-05-31
    days on market $150,000 Active 95 DOM
16. 2026-05-30
    days on market $150,000 Active 94 DOM
17. 2026-02-25
    listed $150,000 Active
18. 2026-01-07
    price $160,000
19. 2025-09-05
    listed $175,000 Active
20. 2018-11-19
    soldstatus $105,100
21. 2018-11-16
    soldstatus $105,000 257-char remark

    Show marketing remark (257 chars)

    Great starter home or downsizing. This corner lot home has mature pecan trees. 3 Bedrooms, 2 3/4 baths, storm shelter, 1 car garage and carport. Call Sue @ 580-512-1942 for more information. Owner is offering a $5,000 decorating allowance with a full offer.

22. 2018-04-03
    listed $105,000 257-char remark

    Show marketing remark (257 chars)

    Great starter home or downsizing. This corner lot home has mature pecan trees. 3 Bedrooms, 2 3/4 baths, storm shelter, 1 car garage and carport. Call Sue @ 580-512-1942 for more information. Owner is offering a $5,000 decorating allowance with a full offer.

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$117/yr (+$10/mo · 9.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,886
• − Mortgage interest: −$8,402
• − Property taxes: −$1,233
• − Insurance: −$750
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$4,364
• Taxable income: $3,635
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $4,995/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

+42.9% since first listed

6 events — show timeline

• 2026-02-25 Listed $150,000 LBRMLS
• 2026-01-07 Price Changed $160,000 LBRMLS
• 2025-09-05 Listed $175,000 LBRMLS
• 2018-11-19 Sold (Public Records) $105,100 Public Records
• 2018-11-16 Sold (MLS) $105,000 LBRMLS
• 2018-04-03 Listed $105,000 LBRMLS

Property tax history

+8.1%/yr

Latest (2025): $1,233 · +1.1% YoY. Source: county tax records.