410863 E 1211 Rd · Eufaula, OK 74432

$155,000

3 bd · 2.0 ba · 2,140 sqft · SingleFamily public records · 139 Days on market

Built 1980 2.02 ac lot ↓ 18% 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 +14.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

PRICE DROP! Enjoy peaceful country living less than 5 minutes from Lake Eufaula’s Milll Creek Bay Recreational Area known for boating, fishing, camping and outdoor recreation. Located in the Mill Creek Bay area, this spacious 3 bedroom, 2 bathroom home with an additional room that could be a 4th bedroom or home office. Located on a generous, open property the home features a functional floor plan ideal for everyday living and entertaining, with room to relax after a day on the lake. Outside, the acreage includes 26 pine trees along with a creek and provides plenty of space for outdoor gatherings, gardening, or storing lake toys and equipment in the detached shed with 2-bay carport. Al

Key facts

• 2.02 acre lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• HOA & community: Community gutters; Sidewalks

Exterior

• Parking: Attached 2-car garage; Detached garage available
• Security: Smoke detectors; No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Water available; Aerobic septic system; Rural water source
• Home design: Single-story; Faces south; Slab foundation
• Construction: Metal roof; Wood siding with wood frame construction; Year built per public records
• Exterior features: Gravel driveway; Rain gutters; Covered patio; Shed(s); Chain link fence; Mature trees; Additional land available; Beach access and water access to Eufaula Lake; Boat ramp/lift access; River access

Interior

• Kitchen: Dishwasher; Oven; Range; Electric water heater
• Flooring: Carpet; Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Cable TV available; Ceiling fans; Programmable thermostat; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $19 ($226/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 $124k (19.9% below list).
• Recommended offer: $124k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.9% in Eufaula — 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 72/100 on livability (#28 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Eufaula (rural): math 25% / reading 25% proficiency, ranked #120 of 270 in OK (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 406 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $124,099 (19.9% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 20% 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 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $85,566
• Equity at exit: $139,636

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $250,938
• Equity at exit: $301,131

Cash invested: $43,400 (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 74432

• Home prices YoY: 27.2%
• Active inventory: 406
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $19

Break-even live

Break-even rent $1,217

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $107	-5% $63	+0% $19	+5% $-25	+10% $-69
Rent	-10% $-79	-5% $-30	+0% $19	+5% $68	+10% $117
Rate	-1.0pp $97	-0.5pp $58	base $19	+0.5pp $-21	+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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $155,000 Active 139 DOM
2. 2026-06-21
   days on market $155,000 Active 138 DOM
3. 2026-06-18
   days on market $155,000 Active 136 DOM
4. 2026-06-17
   days on market $155,000 Active 135 DOM
5. 2026-06-16
   days on market $155,000 Active 134 DOM
6. 2026-06-15
   days on market $155,000 Active 133 DOM
7. 2026-06-13
   days on market $155,000 Active 131 DOM
8. 2026-06-12
   days on market $155,000 Active 130 DOM
9. 2026-06-09
   days on market $155,000 Active 127 DOM
10. 2026-06-08
    days on market $155,000 Active 126 DOM
11. 2026-06-08
    days on market $155,000 Active 125 DOM
12. 2026-06-07
    days on market $155,000 Active 124 DOM
13. 2026-06-04
    days on market $155,000 Active 121 DOM
14. 2026-06-02
    days on market $155,000 Active 120 DOM
15. 2026-06-01
    days on market $155,000 Active 119 DOM
16. 2026-05-31
    days on market $155,000 Active 118 DOM
17. 2026-05-07
    price $165,000
18. 2026-04-14
    price $175,000
19. 2026-02-02
    listed $200,000 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: $1,010 · $84/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$385/yr (+$32/mo · 38.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,892
• − Mortgage interest: −$8,682
• − Property taxes: −$1,010
• − Insurance: −$775
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$4,509
• Taxable loss: −$2,467
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $818/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: Eufaula
• NCES district ID: 4011160
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $35,751
• Composite: 20.7/100
• National rank: #8525
• State rank: #120 of 270 in OK

Livability — Eufaula

• Score: 72/100
• State rank: #28
• US rank: #6512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,793

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 11% Two or more races 9% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.21%
• Current HPI: 276.5449
• 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

-17.5% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $165,000 MLS Technology, Inc.
• 2026-04-14 Price Changed $175,000 MLS Technology, Inc.
• 2026-02-02 Listed $200,000 MLS Technology, Inc.

Property tax history

+5.1%/yr

Latest (2025): $1,010 · +5.2% YoY. Source: county tax records.