722 Arrowhead St · Elmore City, OK 73433

$151,700

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 1 Days on market

Built 1979 0.32 ac lot Est $161k · 6% under

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +10.1/15.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Don’t let this hard to come by 3 bedroom- 2 bath - 2 car garage cozy home in Elmore City pass you buy! Wonderful street and located easy on and off the Highway - and it backs up to the ball park! Large lot with trees and nice back patio! This house is the perfect buy and is in such a great price range! You won’t want to miss out!

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Property in Helvey Addition
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built status: existing
• Exterior features: Outbuildings; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; No study listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-25 ($-305/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (21.6% below list).
• Recommended offer: $119k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#434 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, crime F, amenities F.
• Elmore City-Pernell (rural): math 12% / reading 20% proficiency, ranked #210 of 270 in OK (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elmore City-Pernell Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 224 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 49 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,872 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — 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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $161,109
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 N Main St	0.27mi	3/2.0	1,488 (+8%)	1mo	$125,000	$84	73
407 N Missouri St	0.46mi	3/2.0	1,270 (-8%)	9mo	$148,000	$117	58
307 Main St	0.55mi	3/2.0	1,279 (-7%)	8mo	$156,000	$122	56

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: 6.8%
• Equity multiple: 1.39×
• Total profit: $16,623
• Equity at exit: $68,211

10-year hold

• IRR: 9.6%
• Equity multiple: 2.45×
• Total profit: $61,421
• Equity at exit: $105,121

Cash invested: $42,476 (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 73433

• Active inventory: 49
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$796
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-25

Break-even live

Break-even rent $1,221

Max offer price $147,213

Occupancy floor 97%

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: $37,925
• Closing costs: $4,551
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-04
   status Pending
2. 2026-05-01
   listed $151,700 Active
3. 2024-04-26
   soldstatus $136,000
4. 2024-02-12
   soldstatus $136,000 Closed 343-char remark

   Show marketing remark (343 chars)

   Don’t let this hard to come by 3 bedroom- 2 bath - 2 car garage cozy home in Elmore City pass you buy! Wonderful street and located easy on and off the Highway - and it backs up to the ball park! Large lot with trees and nice back patio! This house is the perfect buy and is in such a great price range! You won’t want to miss out!

5. 2024-01-31
   status Pending 343-char remark

   Show marketing remark (343 chars)

   Don’t let this hard to come by 3 bedroom- 2 bath - 2 car garage cozy home in Elmore City pass you buy! Wonderful street and located easy on and off the Highway - and it backs up to the ball park! Large lot with trees and nice back patio! This house is the perfect buy and is in such a great price range! You won’t want to miss out!

6. 2024-01-24
   listed $146,000 Active 343-char remark

   Show marketing remark (343 chars)

   Don’t let this hard to come by 3 bedroom- 2 bath - 2 car garage cozy home in Elmore City pass you buy! Wonderful street and located easy on and off the Highway - and it backs up to the ball park! Large lot with trees and nice back patio! This house is the perfect buy and is in such a great price range! You won’t want to miss out!

7. 2019-05-02
   soldstatus $95,000
8. 2014-05-20
   soldstatus $78,600
9. 2003-05-30
   soldstatus $54,000

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $1,365 · $114/mo
• Expected delta: +$96/yr (+$8/mo · 7.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,265
• − Mortgage interest: −$8,498
• − Property taxes: −$1,269
• − Insurance: −$758
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$4,413
• Taxable loss: −$2,956
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $405/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: Elmore City-Pernell
• NCES district ID: 4010860
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $43,345
• Composite: 13.93/100
• National rank: #9480
• State rank: #210 of 270 in OK

Livability — Elmore City

• Score: 58/100
• State rank: #434
• US rank: #21202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmore City, OK
• Population (ZIP): 2,647

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 12% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 2% European 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+180.9% since first listed

9 events — show timeline

• 2026-05-04 Pending — MLSOK
• 2026-05-01 Listed $151,700 MLSOK
• 2024-04-26 Sold (Public Records) $136,000 Public Records
• 2024-02-12 Sold (MLS) $136,000 MLSOK
• 2024-01-31 Pending — MLSOK
• 2024-01-24 Listed $146,000 MLSOK
• 2019-05-02 Sold (Public Records) $95,000 Public Records
• 2014-05-20 Sold (Public Records) $78,600 Public Records
• 2003-05-30 Sold (Public Records) $54,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,269 · +91.4% YoY. Source: county tax records.