617 7th St · Alva, OK 73717

$107,000

3 bd · 2.0 ba · 2,968 sqft · SingleFamily public records · 39 Days on market

Built 1932 7,501 sqft lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.5/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-story home featuring a spacious layout, large backyard, and roomy kitchen ideal for gathering and entertaining. Home offers character with some original features, hardwood floors, and a cozy fireplace. Generous living space throughout provides plenty of flexibility for a variety of needs. Detached shop/garage offers additional storage or workspace potential. A great opportunity to make it your own and add your personal touches! This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Large backyard
• Roomy kitchen
• Detached shop

Tags

• LARGE BACKYARD
• ROOMY KITCHEN
• HARDWOOD FLOORS
• COZY FIREPLACE
• DETACHED SHOP

Property features AI

Finance

• Other: REO / Bank Owned; Unoccupied; Approximate living area 2,968 (assessor); Directions: From 14th St go East on Church St then North on 7th St to property.
• Financial info: Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Residential property; Two levels; Original Town, Alva (legal addition)
• Construction: Frame construction; Shingle roof; Built / existing property
• Exterior features: Interior lot; No exterior special features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: Two living areas; One wood-burning fireplace; Combination foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#4 in OK, #1,927 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, commute F, employment F.
• Alva (town): math 29% / reading 32% proficiency, ranked #55 of 270 in OK (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln Es (math 32% / reading 37%, grade F, #168 of 845 statewide, top 24%, 144 students, 0% FRL); Alva Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 263 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($740 loan paydown + $1k appreciation (1.0% local appreciation)).
• Woods County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $103,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.57×
• Total profit: $17,123
• Equity at exit: $36,695

10-year hold

• IRR: 15.0%
• Equity multiple: 2.82×
• Total profit: $54,519
• Equity at exit: $48,893

Cash invested: $29,960 (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 73717

• Home prices YoY: 0.4%
• Active inventory: 16
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $235

Break-even live

Break-even rent $936

Max offer price $107,000

Occupancy floor 76%

Sensitivity live

Price	-10% $309	-5% $272	+0% $235	+5% $198	+10% $161
Rent	-10% $137	-5% $186	+0% $235	+5% $283	+10% $332
Rate	-1.0pp $289	-0.5pp $262	base $235	+0.5pp $207	+1.0pp $179

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $107,000 Active 39 DOM
2. 2026-06-18
   days on market $107,000 Active 37 DOM
3. 2026-06-17
   days on market $107,000 Active 36 DOM
4. 2026-06-16
   days on market $107,000 Active 35 DOM
5. 2026-06-16
   price $107,000 Active 34 DOM
6. 2026-06-15
   days on market $117,000 Active 34 DOM
7. 2026-06-13
   days on market $117,000 Active 32 DOM
8. 2026-06-12
   days on market $117,000 Active 31 DOM
9. 2026-06-09
   days on market $117,000 Active 28 DOM
10. 2026-06-08
    days on market $117,000 Active 27 DOM
11. 2026-06-08
    days on market $117,000 Active 26 DOM
12. 2026-06-07
    days on market $117,000 Active 25 DOM
13. 2026-06-04
    days on market $117,000 Active 22 DOM
14. 2026-06-02
    days on market $117,000 Active 21 DOM
15. 2026-06-01
    days on market $117,000 Active 20 DOM
16. 2026-05-31
    days on market $117,000 Active 19 DOM
17. 2026-05-08
    listed $117,000 Active
18. 2007-01-19
    soldstatus $78,000
19. 1999-02-15
    soldstatus $72,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 100% 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: $14,797
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,113
• Taxable income: $1,183
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,532/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: Alva
• NCES district ID: 4002880
• Math proficiency: 29% ▼ -5.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $51,292
• Composite: 26.74/100
• National rank: #7141
• State rank: #55 of 270 in OK

Livability — Alva

• Score: 80/100
• State rank: #4
• US rank: #1927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alva, OK
• Population (ZIP): 6,800

Population outlook (Woods County) Hauer SSP2

• Today (2025): 10,283 people
• By 2030: 10,877 · +5.8%
• By 2040: 12,223 · +18.9%
• By 2050: 13,758 · +33.8%
• By 2075: 18,535 · +80.2%
• By 2100: 23,026 · +123.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Italian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Woods

• 2024 margin: Solid R (+64.3) · D 16.9% · R 81.2% · Other 1.9%
• 2008→2024 swing: -8.9pp toward R · 2008: -55.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+65.3 2016: R+66.1 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.03%
• Current HPI: 248.92
• 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

+62.5% since first listed

3 events — show timeline

• 2026-05-08 Listed $117,000 MLSOK
• 2007-01-19 Sold (Public Records) $78,000 Public Records
• 1999-02-15 Sold (Public Records) $72,000 Public Records