119 E Elmwood Ave · Morris, OK 74445

$85,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 20 Days on market

Built 1930 6,212 sqft lot Est $108k · 21% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• Schools +2.2/10.0

Listing remarks

Charming 2-bedroom, 1-bath home situated on a corner lot in the heart of Morris, near the school. Features include hardwood floors, an updated kitchen, and newer paint. Enjoy the durability of a newer metal roof, low-maintenance vinyl siding, and the comfort of central heat and air.

Key facts

• Central heat and air
• Updated kitchen
• Newer metal roof

Tags

• CORNER LOT
• HARDWOOD FLOORS
• UPDATED KITCHEN
• NEWER METAL ROOF
• LOW-MAINTENANCE VINYL SIDING
• CENTRAL HEAT AND AIR

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; North-facing; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Porch; Corner lot

Interior

• Kitchen: Eat-in kitchen; Oven; Range / Stove; Refrigerator
• Bedrooms: Master bedroom (first floor); Additional bedroom (first floor)
• Flooring: Hardwood; Laminate
• Bathrooms: One full bathroom (hall/full) on the first floor
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; Cable TV ready; Ceiling fan(s); Gas range/oven connections; Aluminum-framed windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#184 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools D, amenities F.
• Morris (town): math 18% / reading 32% proficiency, ranked #100 of 270 in OK (top 37%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 37 active listings in the ZIP; 12 units permitted in Okmulgee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Okmulgee County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $22k; list at $85k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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 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?
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: 1.02% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $108,108
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 S Hughes Ave	0.24mi	2/1.0	912 (-1%)	6mo	$107,000	$117	81
111 S 4th St	0.45mi	3/2.0 (+1)	824 (-11%)	4mo	$56,000	$68	49

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-4,945
• Equity at exit: $12,674

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $7,035
• Equity at exit: $7,349

Cash invested: $23,800 (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 74445

• Home prices YoY: -1.8%
• Active inventory: 37
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $139

Break-even live

Break-even rent $696

Max offer price $85,000

Occupancy floor 79%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $85,000 Active 20 DOM
2. 2026-06-17
   days on market $85,000 Active 19 DOM
3. 2026-06-16
   days on market $85,000 Active 18 DOM
4. 2026-06-15
   days on market $85,000 Active 17 DOM
5. 2026-06-13
   days on market $85,000 Active 15 DOM
6. 2026-06-12
   days on market $85,000 Active 14 DOM
7. 2026-06-09
   days on market $85,000 Active 11 DOM
8. 2026-06-08
   days on market $85,000 Active 10 DOM
9. 2026-06-08
   days on market $85,000 Active 9 DOM
10. 2026-06-05
    days on market $85,000 Active 7 DOM
11. 2026-06-04
    days on market $85,000 Active 5 DOM
12. 2026-06-02
    days on market $85,000 Active 4 DOM
13. 2026-06-01
    days on market $85,000 Active 3 DOM
14. 2026-05-31
    days on market $85,000 Active 2 DOM
15. 2026-01-23
    status Active
16. 2026-01-06
    status Pending
17. 2025-11-26
    listed $85,000 Active
18. 2025-11-08
    historical
19. 2025-05-08
    listed $85,000 Active
20. 2014-03-06
    historical
21. 2013-10-21
    listed $40,000
22. 2008-08-15
    soldstatus $22,000

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $820 · $68/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,455
• − Mortgage interest: −$4,761
• − Property taxes: −$820
• − Insurance: −$425
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,473
• Taxable income: $303
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $1,593/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: Morris
• NCES district ID: 4020310
• Math proficiency: 18% ▼ -15.00%
• Reading proficiency: 32% ▼ -10.00%
• Median HH income: $50,249
• Composite: 22.03/100
• National rank: #8202
• State rank: #100 of 270 in OK

Livability — Morris

• Score: 64/100
• State rank: #184
• US rank: #14506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morris, OK
• Population (ZIP): 3,027

Population outlook (Okmulgee County) Hauer SSP2

• Today (2025): 37,543 people
• By 2030: 36,528 · -2.7%
• By 2040: 34,430 · -8.3%
• By 2050: 32,498 · -13.4%
• By 2075: 28,814 · -23.3%
• By 2100: 25,193 · -32.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 14% Two or more races 10% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Okmulgee

• 2024 margin: Solid R (+42.7) · D 27.7% · R 70.4% · Other 1.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -17.0pp · 2024: -42.7pp
• All cycles: 2024: R+42.7 2020: R+37.1 2016: R+32.7 2012: R+17.5 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.13%
• Current HPI: 275.9926
• 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

+286.4% since first listed

8 events — show timeline

• 2026-01-23 Relisted — MLS Technology, Inc.
• 2026-01-06 Pending — MLS Technology, Inc.
• 2025-11-26 Listed $85,000 MLS Technology, Inc.
• 2025-11-08 Listing Removed — MLS Technology, Inc.
• 2025-05-08 Listed $85,000 MLS Technology, Inc.
• 2014-03-06 Listing Removed — MLS Technology, Inc.
• 2013-10-21 Listed $40,000 MLS Technology, Inc.
• 2008-08-15 Sold (Public Records) $22,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $820 · -15.3% YoY. Source: county tax records.