4017 Arlington Pl · Enid, OK 73703

$165,000

2 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 127 Days on market

Built 1996 3,291 sqft lot Est $185k · 11% under ↓ 3% since listing

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +12.4/15.0
• DSCR +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

4017 Arlington Pl is a custom-built brick patio home. Step inside to a spacious family room that welcomes you right at the door. The dining area flows into the kitchen, which comes equipped with a stove, dishwasher, and plenty of cabinet, counter, and storage space. The large primary bedroom features a private bathroom and a walk-in closet, while the second bedroom also includes a walk-in closet. The second bathroom offers a tub with a shower, and the trim is finished with vinyl siding for easy maintenance.

Key facts

• Dining area
• Spacious family room
• 2 garage spots

Tags

• CUSTOM BUILT BRICK PATIO HOME
• SPACIOUS FAMILY ROOM
• DINING AREA
• KITCHEN EQUIPPED WITH STOVE
• PLENTY OF CABINET SPACE
• PLENTY OF COUNTER SPACE

Property features AI

Finance

• HOA & community: Subdivision: Country Club Patio Homes

Exterior

• Parking: Attached 2-car garage; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential townhouse (Garden Home/Patio Home); Single-story
• Construction: Brick veneer construction; Composition roof
• Exterior features: Patio; Storm door(s); Wood fencing; North-facing

Interior

• Kitchen: Dishwasher; Water softener
• Flooring: Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Window coverings; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $24 ($291/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 $135k (18.2% below list).
• Recommended offer: $135k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Enid — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+2.4%/yr); 171 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 $1k of loan paydown is wiped out by about $5k 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 127 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

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 $134,943 (18.2% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $185,361
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4006 Tory Cir	0.11mi	3/2.0 (+1)	1,350 (-0%)	2mo	$179,000	$133	87
4008 Philadelphia Pl	0.02mi	2/2.0	1,356 (+0%)	20mo	$170,000	$125	82
4321 Valley Frg	0.21mi	3/2.0 (+1)	1,332 (-2%)	4mo	$172,500	$130	79
4202 Revere Rd	0.30mi	3/2.0 (+1)	1,273 (-6%)	1mo	$174,900	$137	70
2513 Mt Vernon Rd	0.25mi	3/2.0 (+1)	1,426 (+5%)	6mo	$199,000	$140	69
2402 Liberty Ln	0.09mi	3/2.0 (+1)	1,479 (+9%)	9mo	$161,000	$109	68
2714 Constitution Ave	0.27mi	3/2.0 (+1)	1,435 (+6%)	7mo	$202,000	$141	67
1908 N Oakwood	0.41mi	2/2.0	1,255 (-7%)	5mo	$148,000	$118	65
2909 Franklin Dr	0.35mi	3/2.0 (+1)	1,533 (+13%)	9mo	$180,000	$117	49
2913 Franklin Dr	0.37mi	3/2.0 (+1)	1,552 (+15%)	13mo	$215,000	$139	42
2508 Sleepy Holw	0.50mi	3/2.0 (+1)	1,541 (+14%)	13mo	$215,000	$140	38
3709 Plantation Dr	0.73mi	3/2.0 (+1)	1,522 (+12%)	21mo	$212,000	$139	22

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-26,014
• Equity at exit: $24,602

10-year hold

• IRR: -8.5%
• Equity multiple: 0.48×
• Total profit: $-24,001
• Equity at exit: $14,266

Cash invested: $46,200 (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 73703

• Rents YoY: 2.4%
• Active inventory: 171
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $24

Break-even live

Break-even rent $1,319

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $118	-5% $71	+0% $24	+5% $-22	+10% $-69
Rent	-10% $-82	-5% $-29	+0% $24	+5% $78	+10% $131
Rate	-1.0pp $107	-0.5pp $66	base $24	+0.5pp $-18	+1.0pp $-62

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $165,000 Active 127 DOM
2. 2026-06-18
   days on market $165,000 Active 126 DOM
3. 2026-06-17
   days on market $165,000 Active 125 DOM
4. 2026-06-16
   days on market $165,000 Active 124 DOM
5. 2026-06-15
   days on market $165,000 Active 123 DOM
6. 2026-06-14
   days on market $165,000 Active 121 DOM
7. 2026-06-12
   days on market $165,000 Active 120 DOM
8. 2026-06-09
   days on market $165,000 Active 117 DOM
9. 2026-06-08
   days on market $165,000 Active 116 DOM
10. 2026-06-07
    days on market $165,000 Active 115 DOM
11. 2026-06-02
    days on market $165,000 Active 110 DOM
12. 2026-06-01
    days on market $165,000 Active 109 DOM
13. 2026-05-31
    days on market $165,000 Active 108 DOM
14. 2026-05-30
    days on market $165,000 Active 107 DOM
15. 2026-04-06
    price $165,000
16. 2026-02-12
    listed $170,000 Active

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$192/yr (+$16/mo · 14.8%)

ⓘ 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 5/10 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: $16,193
• − Mortgage interest: −$9,243
• − Property taxes: −$1,293
• − Insurance: −$825
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$4,800
• Taxable loss: −$2,558
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $905/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): 30,556
• Household income: $73,333
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 702.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 1%

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: ▼ -111.61%
• Current HPI: 187.8197
• Rent YoY: ▲ 2.42%
• 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

-2.9% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $165,000 NWOAR
• 2026-02-12 Listed $170,000 NWOAR

Property tax history

+0.9%/yr

Latest (2025): $1,293 · +4.3% YoY. Source: county tax records.