219 Maple St · Alva, OK 73717

$36,900

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 86 Days on market

Built 1938

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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
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Listed 86 days

Property features AI

Finance

• Other: Zoned SF-R

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: 1,436 above-grade finished area
• Exterior features: Composition roof

Interior

• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Interior features: Concrete flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#4 in OK, #1,927 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities D, commute F.
• Alva (town): math 29% / reading 32% proficiency, ranked #55 of 270 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $635 of equity ($255 loan paydown + $380 appreciation (1.0% local appreciation)).
• Woods County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,686 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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: 3.12% ✓
• Cap rate: 27.20%
• Cash-on-cash: 74.67%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $124,932
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1129 2nd St	0.23mi	3/2.0	1,410 (-2%)	12mo	$155,000	$110	76
107 Ash	0.32mi	3/2.0	1,334 (-7%)	14mo	$135,000	$101	62
730 3rd	0.12mi	3/2.5	1,610 (+12%)	15mo	$50,000	$31	60
1406 Canyon Hills Dr	0.73mi	3/2.0	1,512 (+5%)	1mo	$130,000	$86	56
418 Mimosa Dr	0.54mi	3/2.0	1,348 (-6%)	12mo	$117,000	$87	55
1507 Murray Dr	0.68mi	3/2.0	1,482 (+3%)	11mo	$125,000	$84	54
1315 Young St	0.59mi	3/2.0	1,631 (+14%)	11mo	$20,000	$12	40
717 Locust	0.47mi	2/1.0 (-1)	1,224 (-15%)	8mo	$120,000	$98	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.6%
• Equity multiple: 5.04×
• Total profit: $41,715
• Equity at exit: $12,655

10-year hold

• IRR: 78.6%
• Equity multiple: 10.31×
• Total profit: $96,145
• Equity at exit: $16,861

Cash invested: $10,332 (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 73717

• Home prices YoY: 0.4%
• Active inventory: 16
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$194
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $643

Break-even live

Break-even rent $337

Max offer price $36,900

Occupancy floor 39%

Sensitivity live

Price	-10% $664	-5% $653	+0% $643	+5% $632	+10% $622
Rent	-10% $552	-5% $597	+0% $643	+5% $688	+10% $734
Rate	-1.0pp $661	-0.5pp $652	base $643	+0.5pp $633	+1.0pp $624

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $36,900 Active Under Contract 86 DOM
2. 2026-06-21
   statusdays on market $36,900 Active Under Contract 85 DOM
3. 2026-06-18
   days on market $36,900 Active 83 DOM
4. 2026-06-17
   days on market $36,900 Active 82 DOM
5. 2026-06-16
   days on market $36,900 Active 81 DOM
6. 2026-06-15
   days on market $36,900 Active 80 DOM
7. 2026-06-13
   days on market $36,900 Active 78 DOM
8. 2026-06-12
   days on market $36,900 Active 77 DOM
9. 2026-06-09
   days on market $36,900 Active 74 DOM
10. 2026-06-08
    pricedays on market $36,900 Active 73 DOM
11. 2026-06-08
    days on market $43,500 Active 72 DOM
12. 2026-06-07
    days on market $43,500 Active 71 DOM
13. 2026-06-04
    days on market $43,500 Active 68 DOM
14. 2026-06-02
    days on market $43,500 Active 67 DOM
15. 2026-06-01
    days on market $43,500 Active 66 DOM
16. 2026-05-31
    days on market $43,500 Active 65 DOM
17. 2026-05-21
    price $43,500
18. 2026-05-20
    status Active
19. 2026-04-27
    historical Active Under Contract
20. 2026-03-25
    listed $51,000 Active
21. 2016-12-22
    soldstatus $93,000
22. 2012-04-30
    soldstatus $79,000
23. 2006-08-10
    soldstatus $40,000
24. 2002-09-23
    soldstatus $13,500

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $684 · $57/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,804
• − Mortgage interest: −$2,067
• − Property taxes: −$684
• − Insurance: −$184
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,073
• Taxable income: $7,587
• Est. tax owed @ 24.0%: −$1,821
• After-tax cash flow: $5,894/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: Alva
• NCES district ID: 4002880
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $51,292
• Composite: 26.74/100
• National rank: #7141
• State rank: #55 of 270 in OK

Livability — Alva

• Score: 80/100
• State rank: #4
• US rank: #1927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alva, OK
• Population (ZIP): 6,800

Population outlook (Woods County) Hauer SSP2

• Today (2025): 10,283 people
• By 2030: 10,877 · +5.8%
• By 2040: 12,223 · +18.9%
• By 2050: 13,758 · +33.8%
• By 2075: 18,535 · +80.2%
• By 2100: 23,026 · +123.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Woods

• 2024 margin: Solid R (+64.3) · D 16.9% · R 81.2% · Other 1.9%
• 2008→2024 swing: -8.9pp toward R · 2008: -55.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+65.3 2016: R+66.1 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.03%
• Current HPI: 248.92
• 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

+222.2% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $43,500 NWOAR
• 2026-05-20 Relisted — NWOAR
• 2026-04-27 Contingent — NWOAR
• 2026-03-25 Listed $51,000 NWOAR
• 2016-12-22 Sold (Public Records) $93,000 Public Records
• 2012-04-30 Sold (Public Records) $79,000 Public Records
• 2006-08-10 Sold (Public Records) $40,000 Public Records
• 2002-09-23 Sold (Public Records) $13,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $684 · +4.9% YoY. Source: county tax records.