818 E Watts St · El Reno, OK 73036

$125,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 11 Days on market

Built 1920 0.39 ac lot Est $125k · at est.

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the most well-maintained residences in town!!! Don't wait to see this splendid home w/ 5 Lots!!! Perfect for building your dream workshop, or to let your pets have plenty of room to roam. Features include BEAUTIFUL, REFINISHED HARD WOOD FLOORS, kitchen w/ built-in over & stove, & COOLING UNITS ARE BRAND NEW. Lots of cabinets (that are hand made), and lots of counter space. Has an inside utility area, security lights, nice back porch that leads to the side yard, new Stockade Fence surrounds a large portion of the yard w/ chain link that hasn't been completed in case new owner wants to install a workshop/garage before finishing. WORK FROM HOME READY w/ BURIED Cox Cable that has EITHERNET, INTERNET, & WIFI connection capabilities!!! Hurry before it's too late - Make your appointment today!!!

Key facts

• 0.39 acre lot
• Built 1920
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.6% vs local median 4.8% in El Reno — 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 67/100 on livability (#95 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• El Reno (town): math 12% / reading 15% proficiency, ranked #232 of 270 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln Learning Ctr (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 384 students, 0% FRL); El Reno Hs (math 16% / reading 19%, grade F, #307 of 447 statewide, top 69%, 980 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 280 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $124,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 E Watts St	0.00mi	2/1.0	1,024 (0%)	1mo	$125,000	$122	99
324 Hal Dr	0.11mi	2/1.0	1,000 (-2%)	6mo	$118,000	$118	86
314 S Roberts Ave	0.16mi	3/1.0 (+1)	1,028 (+0%)	2mo	$141,000	$137	85
1008 E Woodson St	0.26mi	3/1.0 (+1)	999 (-2%)	1mo	$75,500	$76	78
221 N L Ave	0.48mi	2/1.0	1,000 (-2%)	1mo	$114,000	$114	72
313 Hal Dr	0.15mi	3/1.0 (+1)	1,165 (+14%)	7mo	$150,000	$129	59
104 W Foreman St	0.73mi	3/1.0 (+1)	1,032 (+1%)	2mo	$45,000	$44	58
100 N L Ave	0.35mi	3/2.0 (+1)	1,118 (+9%)	4mo	$152,000	$136	56
208 N Foster Ave	0.42mi	2/1.0	873 (-15%)	2mo	$79,000	$90	54
121 N M Ave	0.41mi	3/2.0 (+1)	1,118 (+9%)	5mo	$180,000	$161	52
120 N Donald Ave	0.33mi	2/1.5	1,176 (+15%)	7mo	$125,000	$106	52
129 N K Ave	0.36mi	3/2.0 (+1)	1,121 (+10%)	10mo	$162,000	$145	50

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,194
• Equity at exit: $18,638

10-year hold

• IRR: 8.4%
• Equity multiple: 1.67×
• Total profit: $23,475
• Equity at exit: $10,808

Cash invested: $35,000 (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 73036

• Home prices YoY: -3.3%
• Rents YoY: 4.2%
• Active inventory: 280
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$656
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $245

Break-even live

Break-even rent $945

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $316	-5% $280	+0% $245	+5% $209	+10% $174
Rent	-10% $146	-5% $195	+0% $245	+5% $294	+10% $344
Rate	-1.0pp $308	-0.5pp $277	base $245	+0.5pp $212	+1.0pp $180

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 E Cavanaugh St El Reno, OK	3.0	2.0	1222	$1,400	$1.15	11d	1	0.46mi
819 S Wilson Ave Unit 819 El Reno, OK	3.0	2.0	1200	$1,325	$1.10	2d	1	0.82mi
819 S Wilson Ave El Reno, OK	3.0	2.0	1200	$1,325	$1.10	4d	1	0.82mi
607 N Evans Ave El Reno, OK	2.0	1.0	1032	$1,025	$0.99	2d	1	0.89mi
1020 W Hayes St El Reno, OK	2.0	2.0	865	$1,250	$1.45	2d	1	1.13mi
1100 W Wade St Unit 218 El Reno, OK	1.0	1.0	800	$800	$1.00	15d	1	1.15mi
1915 S Jensen Ave El Reno, OK	3.0	1.5	1402	$1,400	$1.00	2d	1	1.24mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-13
   status Active
3. 2026-03-31
   status Pending
4. 2026-03-25
   listed $125,000 Active
5. 2021-11-05
   soldstatus $111,000 Sold 825-char remark

   Show marketing remark (825 chars)

   One of the most well-maintained residences in town!!! Don't wait to see this splendid home w/ 5 Lots!!! Perfect for building your dream workshop, or to let your pets have plenty of room to roam. Features include BEAUTIFUL, REFINISHED HARD WOOD FLOORS, kitchen w/ built-in over & stove, & COOLING UNITS ARE BRAND NEW. Lots of cabinets (that are hand made), and lots of counter space. Has an inside utility area, security lights, nice back porch that leads to the side yard, new Stockade Fence surrounds a large portion of the yard w/ chain link that hasn't been completed in case new owner wants to install a workshop/garage before finishing. WORK FROM HOME READY w/ BURIED Cox Cable that has EITHERNET, INTERNET, & WIFI connection capabilities!!! Hurry before it's too late - Make your appointment today!!!

6. 2021-11-05
   soldstatus $111,000

   Show marketing remark (825 chars)

   One of the most well-maintained residences in town!!! Don't wait to see this splendid home w/ 5 Lots!!! Perfect for building your dream workshop, or to let your pets have plenty of room to roam. Features include BEAUTIFUL, REFINISHED HARD WOOD FLOORS, kitchen w/ built-in over & stove, & COOLING UNITS ARE BRAND NEW. Lots of cabinets (that are hand made), and lots of counter space. Has an inside utility area, security lights, nice back porch that leads to the side yard, new Stockade Fence surrounds a large portion of the yard w/ chain link that hasn't been completed in case new owner wants to install a workshop/garage before finishing. WORK FROM HOME READY w/ BURIED Cox Cable that has EITHERNET, INTERNET, & WIFI connection capabilities!!! Hurry before it's too late - Make your appointment today!!!

7. 2021-09-27
   status Pending 825-char remark

   Show marketing remark (825 chars)

   One of the most well-maintained residences in town!!! Don't wait to see this splendid home w/ 5 Lots!!! Perfect for building your dream workshop, or to let your pets have plenty of room to roam. Features include BEAUTIFUL, REFINISHED HARD WOOD FLOORS, kitchen w/ built-in over & stove, & COOLING UNITS ARE BRAND NEW. Lots of cabinets (that are hand made), and lots of counter space. Has an inside utility area, security lights, nice back porch that leads to the side yard, new Stockade Fence surrounds a large portion of the yard w/ chain link that hasn't been completed in case new owner wants to install a workshop/garage before finishing. WORK FROM HOME READY w/ BURIED Cox Cable that has EITHERNET, INTERNET, & WIFI connection capabilities!!! Hurry before it's too late - Make your appointment today!!!

8. 2021-08-24
   listed $125,900 Active 825-char remark

   Show marketing remark (825 chars)

   One of the most well-maintained residences in town!!! Don't wait to see this splendid home w/ 5 Lots!!! Perfect for building your dream workshop, or to let your pets have plenty of room to roam. Features include BEAUTIFUL, REFINISHED HARD WOOD FLOORS, kitchen w/ built-in over & stove, & COOLING UNITS ARE BRAND NEW. Lots of cabinets (that are hand made), and lots of counter space. Has an inside utility area, security lights, nice back porch that leads to the side yard, new Stockade Fence surrounds a large portion of the yard w/ chain link that hasn't been completed in case new owner wants to install a workshop/garage before finishing. WORK FROM HOME READY w/ BURIED Cox Cable that has EITHERNET, INTERNET, & WIFI connection capabilities!!! Hurry before it's too late - Make your appointment today!!!

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$658/yr (+$55/mo · 140.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,059
• − Mortgage interest: −$7,002
• − Property taxes: −$467
• − Insurance: −$625
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,636
• Taxable income: $919
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,718/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: El Reno
• NCES district ID: 4010650
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 15% ▼ -9.00%
• Median HH income: $44,689
• Composite: 12.01/100
• National rank: #9664
• State rank: #232 of 270 in OK

Livability — El Reno

• Score: 67/100
• State rank: #95
• US rank: #10933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Reno, OK
• County: Canadian County · 154,341 people
• City population: 21,387
• Metro: Oklahoma City, OK
• Population (ZIP): 21,387
• Household income: $59,915
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 580.0

Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 17% Two or more races 8% Native American 8% Black 6%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.37%
• Current HPI: 334.5896
• Rent YoY: ▲ 4.19%
• Metro: Oklahoma City, 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

-0.7% since first listed

8 events — show timeline

• 2026-04-20 Pending — MLSOK
• 2026-04-13 Relisted — MLSOK
• 2026-03-31 Pending — MLSOK
• 2026-03-25 Listed $125,000 MLSOK
• 2021-11-05 Sold (Public Records) $111,000 Public Records
• 2021-11-05 Sold (MLS) $111,000 MLSOK
• 2021-09-27 Pending — MLSOK
• 2021-08-24 Listed $125,900 MLSOK

Property tax history

+1.0%/yr

Latest (2025): $467 · +4.7% YoY. Source: county tax records.