616 N Choctaw Ave · El Reno, OK 73036

$176,000

4 bd · 4.0 ba · 2,232 sqft · SingleFamily public records · 112 Days on market

Built 1960 0.29 ac lot Est $219k · 20% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• 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

1 house 4 unit, 1 house 2 units, 1 house 3 bed 1 bath. 4040 total sq ft. - 3 homes and 1 lot

Key facts

• 0.29 acre lot
• Built 1960
• Listed 111 days

Property features AI

Finance

• Other: Living area reported as 4,040 (assessor); Located in the Hickox addition; Occupied; Active MLS status; Directions: From E Wade St, turn right onto S Choctaw Ave. The property will be on your right.
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Two-story single family residence; Residential property, existing construction
• Construction: Frame construction; Composition roof; Combination foundation
• Exterior features: Front porch; Corner and interior lot characteristics

Interior

• Bedrooms: 8 bedrooms
• Bathrooms: 7 full bathrooms
• Interior features: Three living areas; Three dining areas; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (9.7% below list).
• Recommended offer: $159k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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-, schools F, amenities 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.
• Market conditions: Rents rising fast (+4.2%/yr); 280 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 112 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $158,857 (9.7% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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: 0.90% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $218,736
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 S Barker Ave	0.46mi	3/2.5 (-1)	2,214 (-1%)	13mo	$229,000	$103	56
301 S Barker Ave	0.53mi	4/2.0	2,254 (+1%)	18mo	$220,000	$98	51
600 S Macomb Ave	0.73mi	5/2.5 (+1)	2,292 (+3%)	1mo	$245,000	$107	50
509 S Hadden Ave	0.74mi	5/3.0 (+1)	2,200 (-1%)	20mo	$70,000	$32	38
111 S Macomb Ave	0.46mi	4/2.0	1,940 (-13%)	20mo	$117,000	$60	32

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-15,214
• Equity at exit: $26,242

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $9,324
• Equity at exit: $15,217

Cash invested: $49,280 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $180

Break-even live

Break-even rent $1,361

Max offer price $176,000

Occupancy floor 84%

Sensitivity live

Price	-10% $279	-5% $229	+0% $180	+5% $130	+10% $80
Rent	-10% $54	-5% $117	+0% $180	+5% $242	+10% $305
Rate	-1.0pp $268	-0.5pp $224	base $180	+0.5pp $134	+1.0pp $88

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 W Clarke St El Reno, OK	3.0	2.0	1768	$1,395	$0.79	2d	1	0.26mi
1031 S Ellison Ave El Reno, OK	3.0	2.0	1601	$1,500	$0.94	2d	1	1.19mi
1802 S Dille Ave El Reno, OK	4.0	2.0	2712	$1,595	$0.59	2d	1	1.49mi

Listing history 21 events

1. 2026-06-03
   days on market $176,000 Active 112 DOM
2. 2026-06-02
   days on market $176,000 Active 111 DOM
3. 2026-06-01
   days on market $176,000 Active 110 DOM
4. 2026-05-31
   days on market $176,000 Active 109 DOM
5. 2026-03-19
   price $176,000
6. 2026-03-13
   price $179,000
7. 2026-02-23
   price $193,000
8. 2026-02-11
   listed $200,000 Active
9. 2018-09-01
   historical
10. 2018-08-02
    status Active
11. 2018-07-23
    status Pending
12. 2018-06-18
    price $2
13. 2018-05-31
    historical
14. 2018-05-22
    price $59,900
15. 2018-05-22
    price $59,900
16. 2018-03-16
    listed $89,900 Active
17. 2018-03-16
    listed $89,900 Active
18. 2007-12-19
    historical
19. 2007-01-10
    historical
20. 2006-06-21
    listed $175,000
21. 2004-11-17
    listed $147,000

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$636/yr (+$53/mo · 67.1%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 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: $19,063
• − Mortgage interest: −$9,859
• − Property taxes: −$948
• − Insurance: −$880
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$5,120
• Taxable loss: −$794
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $2,347/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

+19.7% since first listed

17 events — show timeline

• 2026-03-19 Price Changed $176,000 MLSOK
• 2026-03-13 Price Changed $179,000 MLSOK
• 2026-02-23 Price Changed $193,000 MLSOK
• 2026-02-11 Listed $200,000 MLSOK
• 2018-09-01 Listing Removed — MLSOK
• 2018-08-02 Relisted — MLSOK
• 2018-07-23 Pending — MLSOK
• 2018-06-18 Price Changed $2 MLSOK
• 2018-05-31 Listing Removed — MLSOK
• 2018-05-22 Price Changed $59,900 MLSOK
• 2018-05-22 Price Changed $59,900 MLSOK
• 2018-03-16 Listed $89,900 MLSOK
• 2018-03-16 Listed $89,900 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-01-10 Listing Removed — MLSOK
• 2006-06-21 Listed $175,000 MLSOK
• 2004-11-17 Listed $147,000 MLSOK

Property tax history

+6.8%/yr

Latest (2025): $948 · +3.5% YoY. Source: county tax records.