1511 E Broadway Ave · Enid, OK 73701

$61,500

3 bd · 1.0 ba · 1,968 sqft · SingleFamily public records · 266 Days on market

Built 1920 7,405 sqft lot Est $120k · 49% under

---

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
• 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 MLS

HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. 1.5 STORY HOME W/ METAL ROOF, SOME WOOD FLOORS, FORMAL DINING, STUDY/OFFICE, GAS LOG FIREPLACE, ENCLOSED BACK PORCH FOR UTILITY, SPA BATHTUB, BASEMENT, COV. FRONT PORCH, 1 CAR OVERSIZED DET GARAGE, & FENCING. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. 421-417530 BUYERS TO VERIFY ALL INFO!***REALTORS USE SHOW ASSIST***

Key facts

• Large kitchen
• 7,405 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE KITCHEN
• ENCLOSED FLORIDA ROOM

Property features AI

Finance

• Other: Property level listed as Multi; Legal addition: Lot 3 Block 6 sd-E57 ARLINGTON ADDN SE/4 8-22-6; Directions provided for property location
• Financial info: Current price $61,500; Property taxes listed (amount provided)
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Below-ground storm shelter
• Home design: Single-family residence; Residential property; Multi-level property; Existing/established home; Entry foundation: Combination
• Construction: Brick and frame construction; Metal roof; Combination foundation; Built (existing structure)
• Exterior features: Covered porch; On-site workshop; Chain-link fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating
• Interior features: Wood flooring; Living areas: 2; Dining area; Study/office; Fireplace (1) — Other type

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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-, crime F, amenities 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.
• Zoned schools: Garfield Es (math 15% / reading 14%, grade F, #604 of 845 statewide, top 76%, 570 students, 0% FRL); Enid Hs (math 14% / reading 26%, grade F, #236 of 447 statewide, top 61%, 2,252 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $425 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $62k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $54,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 1.79% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.83%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $120,048
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1231 E Broadway Ave	0.21mi	3/1.5	1,896 (-4%)	17mo	$85,000	$45	68
2101 E Randolph Ave	0.47mi	3/2.0	1,808 (-8%)	11mo	$114,900	$64	51
1301 E Oklahoma Ave	0.31mi	2/1.0 (-1)	1,680 (-15%)	8mo	$102,485	$61	50
422 S 8th St	0.71mi	3/2.0	1,768 (-10%)	13mo	$175,000	$99	35
725 N Davis St	0.63mi	2/1.0 (-1)	1,748 (-11%)	19mo	$75,000	$43	31

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: 24.6%
• Equity multiple: 2.02×
• Total profit: $17,507
• Equity at exit: $9,170

10-year hold

• IRR: 32.5%
• Equity multiple: 3.97×
• Total profit: $51,199
• Equity at exit: $5,317

Cash invested: $17,220 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$323
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $428

Break-even live

Break-even rent $560

Max offer price $61,500

Occupancy floor 56%

Sensitivity live

Price	-10% $463	-5% $446	+0% $428	+5% $411	+10% $393
Rent	-10% $341	-5% $385	+0% $428	+5% $472	+10% $515
Rate	-1.0pp $459	-0.5pp $444	base $428	+0.5pp $412	+1.0pp $396

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: $15,375
• Closing costs: $1,845
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $61,500 Active 266 DOM
2. 2026-06-18
   days on market $61,500 Active 265 DOM
3. 2026-06-17
   days on market $61,500 Active 264 DOM
4. 2026-06-16
   days on market $61,500 Active 263 DOM
5. 2026-06-15
   days on market $61,500 Active 262 DOM
6. 2026-06-14
   days on market $61,500 Active 260 DOM
7. 2026-06-12
   days on market $61,500 Active 259 DOM
8. 2026-06-09
   days on market $61,500 Active 256 DOM
9. 2026-06-08
   days on market $61,500 Active 255 DOM
10. 2026-06-07
    days on market $61,500 Active 254 DOM
11. 2026-06-02
    days on market $61,500 Active 249 DOM
12. 2026-06-01
    days on market $61,500 Active 248 DOM
13. 2026-05-31
    days on market $61,500 Active 247 DOM
14. 2026-05-30
    days on market $61,500 Active 246 DOM
15. 2026-03-03
    price $61,500
16. 2026-01-14
    price $62,000
17. 2025-12-09
    price $63,000
18. 2025-11-05
    price $64,000
19. 2025-09-26
    listed $65,000 Active
20. 2011-06-13
    soldstatus $23,000 398-char remark

    Show marketing remark (398 chars)

    HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. 1.5 STORY HOME W/ METAL ROOF, SOME WOOD FLOORS, FORMAL DINING, STUDY/OFFICE, GAS LOG FIREPLACE, ENCLOSED BACK PORCH FOR UTILITY, SPA BATHTUB, BASEMENT, COV. FRONT PORCH, 1 CAR OVERSIZED DET GARAGE, & FENCING. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. 421-417530 BUYERS TO VERIFY ALL INFO!***REALTORS USE SHOW ASSIST***

21. 2011-03-03
    listed $25,000 398-char remark

    Show marketing remark (398 chars)

    HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. 1.5 STORY HOME W/ METAL ROOF, SOME WOOD FLOORS, FORMAL DINING, STUDY/OFFICE, GAS LOG FIREPLACE, ENCLOSED BACK PORCH FOR UTILITY, SPA BATHTUB, BASEMENT, COV. FRONT PORCH, 1 CAR OVERSIZED DET GARAGE, & FENCING. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. 421-417530 BUYERS TO VERIFY ALL INFO!***REALTORS USE SHOW ASSIST***

22. 2005-10-20
    soldstatus $56,000
23. 2003-06-30
    soldstatus $49,500

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,131 · $94/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 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: $13,223
• − Mortgage interest: −$3,445
• − Property taxes: −$1,131
• − Insurance: −$308
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$1,789
• Taxable income: $4,435
• Est. tax owed @ 24.0%: −$1,064
• After-tax cash flow: $4,073/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

+24.2% since first listed

9 events — show timeline

• 2026-03-03 Price Changed $61,500 MLSOK
• 2026-01-14 Price Changed $62,000 MLSOK
• 2025-12-09 Price Changed $63,000 MLSOK
• 2025-11-05 Price Changed $64,000 MLSOK
• 2025-09-26 Listed $65,000 MLSOK
• 2011-06-13 Sold (MLS) $23,000 MLSOK
• 2011-03-03 Listed $25,000 MLSOK
• 2005-10-20 Sold (Public Records) $56,000 Public Records
• 2003-06-30 Sold (Public Records) $49,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,131 · +9.6% YoY. Source: county tax records.