321 W B Ave · Elk City, OK 73644

$50,100

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 268 Days on market

Built 1915 10,450 sqft lot ↓ 1% since listing

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.6/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Home is located on large corner lot with alleyway access to 2 car garage and has a double carport on the front side of home. Property has 3 bedrooms and 2 1/2 bathrooms with one living area or there could be 4 bedrooms with 2 large living areas. There is dining room off of the kitchen. Home is being sold "AS IS" and will not qualify for traditional FHA/VA financing due to condition. This property is now under auction terms. All Bids must be submitted during the auction via the property’s listing page at www. servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer’s premium pursuant to the auction Terms & Conditions. All bids will be subject t

Key facts

• Alleyway access
• Large corner lot
• Double carport

Tags

• LARGE CORNER LOT
• ALLEYWAY ACCESS
• DOUBLE CARPORT
• DINING ROOM
• LIVING AREA

Property features AI

Finance

• Other: REO / Bank Owned; Occupied: No; Living area reported as 1,716 (assessor)
• Financial info: As-is condition listing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; Residential property; Faces west; Existing property
• Construction: Frame construction; Composition roof; Combination foundation
• Exterior features: Corner lot; Combination fencing

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: One and one-half level layout; Two living areas; Mock fireplace

🔨 Auction listing. The $50,100 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $185,328 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.2% vs local median 4.1% in Elk City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#141 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: employment D+, amenities F, commute F.
• Elk City (town): math 14% / reading 15% proficiency, ranked #218 of 270 in OK (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Elk City Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 753 students, 0% FRL); Elk City Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 615 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 16 units permitted in Beckham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Beckham County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,088 (12.0% 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. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $185,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 N Main St	0.21mi	3/2.0	1,626 (-5%)	7mo	$169,900	$104	76
406 Mcarthur Blvd	0.30mi	3/2.0	1,576 (-8%)	4mo	$170,000	$108	69
117 Shell Blvd	0.56mi	3/2.0	1,692 (-1%)	8mo	$189,000	$112	65
1408 N Washington Ave	0.62mi	2/2.0 (-1)	1,772 (+3%)	1mo	$130,000	$73	60
402 Mcarthur Blvd	0.30mi	3/2.0	1,480 (-14%)	7mo	$149,000	$101	58
1009 W D Ave	0.48mi	3/2.0	1,898 (+11%)	3mo	$55,000	$29	57
602 N Oklahoma Ave	0.63mi	3/3.0	1,640 (-4%)	4mo	$190,000	$116	56
606 E 3rd St	0.72mi	3/2.5	1,642 (-4%)	4mo	$305,000	$186	54
510 N Jackson Ave	0.44mi	4/2.0 (+1)	1,936 (+13%)	1mo	$55,000	$28	52
1304 Lynnwood Dr	0.74mi	3/2.0	1,822 (+6%)	5mo	$265,000	$145	51
517 N Booth Ave	0.61mi	4/2.0 (+1)	1,845 (+8%)	6mo	$221,900	$120	49
155 Blackburn Blvd	0.73mi	4/2.0 (+1)	1,582 (-8%)	5mo	$165,000	$104	44

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-41,260
• Equity at exit: $27,633

10-year hold

• IRR: -17.9%
• Equity multiple: 0.03×
• Total profit: $-50,585
• Equity at exit: $16,024

Cash invested: $51,892 (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 73644

• Home prices YoY: -24.0%
• Active inventory: 122
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$972
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-175

Break-even live

Break-even rent $1,436

Max offer price $154,382

Occupancy floor —

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: $46,332
• Closing costs: $5,560
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $50,100 Active 268 DOM
2. 2026-06-17
   days on market $50,100 Active 267 DOM
3. 2026-06-16
   days on market $50,100 Active 266 DOM
4. 2026-06-15
   days on market $50,100 Active 265 DOM
5. 2026-06-13
   days on market $50,100 Active 263 DOM
6. 2026-06-12
   pricedays on market $50,100 Active 262 DOM
7. 2026-06-09
   days on market $54,446 Active 259 DOM
8. 2026-06-08
   days on market $54,446 Active 258 DOM
9. 2026-06-08
   days on market $54,446 Active 257 DOM
10. 2026-06-07
    days on market $54,446 Active 256 DOM
11. 2026-06-04
    days on market $54,446 Active 253 DOM
12. 2026-06-02
    days on market $54,446 Active 252 DOM
13. 2026-06-01
    days on market $54,446 Active 251 DOM
14. 2026-05-31
    days on market $54,446 Active 250 DOM
15. 2026-04-30
    price $54,446
16. 2026-03-30
    price $59,180
17. 2026-02-25
    price $64,326
18. 2026-01-27
    price $69,920
19. 2025-12-04
    price $76,000
20. 2025-11-04
    price $86,000
21. 2025-09-23
    listed $96,000 Active
22. 2003-06-03
    soldstatus $55,000

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,026 · $86/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $14,574
• − Mortgage interest: −$10,381
• − Property taxes: −$1,026
• − Insurance: −$927
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$5,391
• Taxable loss: −$5,483
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $-786/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: Elk City
• NCES district ID: 4010740
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $49,040
• Composite: 13.26/100
• National rank: #9547
• State rank: #218 of 270 in OK

Livability — Elk City

• Score: 65/100
• State rank: #141
• US rank: #13090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk City, OK
• City population: 13,687
• Population (ZIP): 13,687

Population outlook (Beckham County) Hauer SSP2

• Today (2025): 26,564 people
• By 2030: 28,217 · +6.2%
• By 2040: 31,865 · +20.0%
• By 2050: 35,862 · +35.0%
• By 2075: 47,189 · +77.6%
• By 2100: 55,622 · +109.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 15% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Beckham

• 2024 margin: Solid R (+70.1) · D 14.2% · R 84.3% · Other 1.4%
• 2008→2024 swing: -14.0pp toward R · 2008: -56.1pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+72.0 2016: R+70.8 2012: R+59.1 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.11%
• Current HPI: 178.0217
• 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

-1.0% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $54,446 MLSOK
• 2026-03-30 Price Changed $59,180 MLSOK
• 2026-02-25 Price Changed $64,326 MLSOK
• 2026-01-27 Price Changed $69,920 MLSOK
• 2025-12-04 Price Changed $76,000 MLSOK
• 2025-11-04 Price Changed $86,000 MLSOK
• 2025-09-23 Listed $96,000 MLSOK
• 2003-06-03 Sold (Public Records) $55,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,026 · +3.8% YoY. Source: county tax records.