1818 E Ash Ave · Enid, OK 73701

$87,500

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 64 Days on market

Built 1955 6,970 sqft lot Est $78k · 13% over

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Why this score? — see what drove the C- 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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homey 3-bedroom, 1 bath home with 2 living areas, inside laundry and covered front and and back porches. This home has been owned by the same family and has a family room that was added on off the kitchen with a laundry room. It has the original wood floors iin one of the bedrooms and the carpet in the remaining of the house could easily be removed to expose the beautiful oak floors. It has a fenced in backyard with a shed and a one car detached garage. Call today for your private tour.

Key facts

• Fenced back yard
• Two living areas
• 6,970 sq ft lot

Tags

• TWO LIVING AREAS
• FENCED BACK YARD
• ORIGINAL HARDWOOD FLOORS

Property features AI

Finance

• Other: Located in Northeast Addition subdivision; Zoned residential

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding
• Exterior features: Composition roof; South-facing

Interior

• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Hardwood flooring; Tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $88k).
• Recommended offer: $82k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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-, schools D-, crime 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.
• 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 $605 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $62k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $82,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1955 — 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: 1.06% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $77,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 N 16th St	0.26mi	3/1.5 (+1)	1,131 (-4%)	2mo	$91,500	$81	73
1925 E Cherry Ave	0.23mi	3/1.0 (+1)	1,061 (-10%)	4mo	$98,000	$92	65
714 N 14th St	0.39mi	3/1.0 (+1)	1,094 (-7%)	1mo	$70,000	$64	64
1006 N 14th St	0.32mi	3/1.0 (+1)	1,056 (-10%)	0mo	$77,000	$73	63
1018 E Pine Ave	0.74mi	2/1.0	1,182 (+0%)	4mo	$55,000	$47	62
1713 E Elm Ave	0.53mi	3/1.0 (+1)	1,120 (-5%)	3mo	$105,000	$94	60
442 N Davis St	0.70mi	2/1.0	1,215 (+3%)	4mo	$37,000	$30	58
1709 E Cypress Ave	0.47mi	2/1.0	1,296 (+10%)	4mo	$115,000	$89	58
753 N 12th St	0.50mi	2/1.0	1,068 (-9%)	4mo	$7,000	$7	58
621 N 12th St	0.56mi	3/1.5 (+1)	1,230 (+5%)	4mo	$74,200	$60	56
1309 N 10th St	0.68mi	3/1.0 (+1)	1,092 (-7%)	4mo	$25,000	$23	48
2224 E Pine Ave	0.51mi	3/1.0 (+1)	1,344 (+14%)	1mo	$89,000	$66	46

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,630
• Equity at exit: $13,047

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $12,962
• Equity at exit: $7,565

Cash invested: $24,500 (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: 7.8×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $179

Break-even live

Break-even rent $704

Max offer price $87,500

Occupancy floor 76%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $87,500 Active 64 DOM
2. 2026-06-18
   days on market $87,500 Active 63 DOM
3. 2026-06-17
   days on market $87,500 Active 62 DOM
4. 2026-06-16
   days on market $87,500 Active 61 DOM
5. 2026-06-15
   days on market $87,500 Active 60 DOM
6. 2026-06-14
   days on market $87,500 Active 58 DOM
7. 2026-06-12
   days on market $87,500 Active 57 DOM
8. 2026-06-09
   days on market $87,500 Active 54 DOM
9. 2026-06-08
   days on market $87,500 Active 53 DOM
10. 2026-06-07
    days on market $87,500 Active 52 DOM
11. 2026-06-02
    days on market $87,500 Active 47 DOM
12. 2026-06-01
    days on market $87,500 Active 46 DOM
13. 2026-05-31
    days on market $87,500 Active 45 DOM
14. 2026-05-30
    days on market $87,500 Active 44 DOM
15. 2026-05-24
    status Active
16. 2026-05-24
    price $87,500
17. 2026-05-20
    historical Active Under Contract
18. 2026-05-14
    price $85,000
19. 2026-05-02
    price $87,500
20. 2026-04-26
    price $90,000
21. 2026-04-16
    listed $91,000 Active
22. 2025-08-31
    price $85,000
23. 2025-08-27
    price $89,900
24. 2025-08-22
    price $92,500
25. 2023-12-11
    soldstatus $62,000
26. 2023-12-08
    soldstatus $61,815 491-char remark

    Show marketing remark (491 chars)

    Homey 3-bedroom, 1 bath home with 2 living areas, inside laundry and covered front and and back porches. This home has been owned by the same family and has a family room that was added on off the kitchen with a laundry room. It has the original wood floors iin one of the bedrooms and the carpet in the remaining of the house could easily be removed to expose the beautiful oak floors. It has a fenced in backyard with a shed and a one car detached garage. Call today for your private tour.

27. 2023-06-21
    listed $84,500 491-char remark

    Show marketing remark (491 chars)

    Homey 3-bedroom, 1 bath home with 2 living areas, inside laundry and covered front and and back porches. This home has been owned by the same family and has a family room that was added on off the kitchen with a laundry room. It has the original wood floors iin one of the bedrooms and the carpet in the remaining of the house could easily be removed to expose the beautiful oak floors. It has a fenced in backyard with a shed and a one car detached garage. Call today for your private tour.

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: +$56/yr (+$5/mo · 7.7%)

ⓘ 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: $11,171
• − Mortgage interest: −$4,901
• − Property taxes: −$731
• − Insurance: −$438
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$2,545
• Taxable income: $769
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $1,966/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

+3.6% since first listed

13 events — show timeline

• 2026-05-24 Relisted — NWOAR
• 2026-05-24 Price Changed $87,500 NWOAR
• 2026-05-20 Contingent — NWOAR
• 2026-05-14 Price Changed $85,000 NWOAR
• 2026-05-02 Price Changed $87,500 NWOAR
• 2026-04-26 Price Changed $90,000 NWOAR
• 2026-04-16 Listed $91,000 NWOAR
• 2025-08-31 Price Changed $85,000 NWOAR
• 2025-08-27 Price Changed $89,900 NWOAR
• 2025-08-22 Price Changed $92,500 NWOAR
• 2023-12-11 Sold (Public Records) $62,000 Public Records
• 2023-12-08 Sold (MLS) $61,815 NCBOR
• 2023-06-21 Listed $84,500 NCBOR

Property tax history

+16.9%/yr

Latest (2025): $731 · +4.3% YoY. Source: county tax records.