200 Indian Ave · Eufaula, OK 74432

$100,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 10 Days on market

Built 1930 8,712 sqft lot Est $144k · 30% under

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Why this score? — see what drove the B- 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 +19.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Charming 2-bedroom, 1-bath home just a few blocks from beautiful Lake Eufaula! This inviting property features a spacious wrap-around porch perfect for relaxing mornings or evening gatherings. Inside, you’ll find warm wood flooring throughout, a bonus room ideal for an office, guest space, or hobby area, and a well-appointed kitchen with sleek granite countertops. Additional highlights include a convenient storage building for tools, outdoor gear, or extra belongings. Whether you’re looking for a cozy full-time residence or a weekend getaway near the lake, this home offers comfort, character, and a great location. Don’t miss this opportunity to enjoy lake area living with

Key facts

• Wood flooring
• Storage building
• Great location

Tags

• WRAP-AROUND PORCH
• WOOD FLOORING
• BONUS ROOM
• GRANITE COUNTERTOPS
• STORAGE BUILDING
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.6% vs local median 2.8% 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: 398 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

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 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?
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: 1.01% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $143,616
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 E Elm Ave	0.15mi	2/1.0 (-1)	1,136 (+8%)	7mo	$148,500	$131	70
214 E Mcgee St	0.14mi	2/2.0 (-1)	1,029 (-3%)	18mo	$140,000	$136	66
409 Booker T Washington St	0.48mi	2/1.0 (-1)	1,008 (-4%)	21mo	$245,000	$243	48
110 N 5th St	0.65mi	2/1.0 (-1)	960 (-9%)	4mo	$22,000	$23	46
421 Rock Ave	0.53mi	3/1.5	1,170 (+11%)	11mo	$180,000	$154	46
405 S 3rd St	0.69mi	2/2.0 (-1)	1,086 (+3%)	22mo	$124,900	$115	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $61,649
• Equity at exit: $90,088

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $175,930
• Equity at exit: $194,278

Cash invested: $28,000 (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: 398
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $113

Break-even live

Break-even rent $869

Max offer price $100,000

Occupancy floor 84%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-25
   status Pending
2. 2026-04-12
   listed $100,000 Active
3. 2024-10-26
   historical
4. 2024-07-01
   status Active
5. 2024-05-14
   status Pending
6. 2024-04-26
   listed $160,000 Active
7. 2024-03-28
   historical
8. 2024-02-21
   price $165,000
9. 2024-02-21
   status Active
10. 2024-01-05
    status Pending
11. 2023-10-10
    price $175,000
12. 2023-09-28
    listed $185,000 Active
13. 2022-08-02
    soldstatus $156,000
14. 2007-06-26
    soldstatus $46,000
15. 2006-05-24
    soldstatus $23,500
16. 2003-09-15
    soldstatus $14,000

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 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: $12,134
• − Mortgage interest: −$5,602
• − Property taxes: −$1,441
• − Insurance: −$500
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,909
• Taxable loss: −$259
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,414/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

• Census place: Eufaula, OK
• 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

+614.3% since first listed

16 events — show timeline

• 2026-04-25 Pending — MLS Technology, Inc.
• 2026-04-12 Listed $100,000 MLS Technology, Inc.
• 2024-10-26 Listing Removed — MLS Technology, Inc.
• 2024-07-01 Relisted — MLS Technology, Inc.
• 2024-05-14 Pending — MLS Technology, Inc.
• 2024-04-26 Listed $160,000 MLS Technology, Inc.
• 2024-03-28 Listing Removed — MLS Technology, Inc.
• 2024-02-21 Price Changed $165,000 MLS Technology, Inc.
• 2024-02-21 Relisted — MLS Technology, Inc.
• 2024-01-05 Pending — MLS Technology, Inc.
• 2023-10-10 Price Changed $175,000 MLS Technology, Inc.
• 2023-09-28 Listed $185,000 MLS Technology, Inc.
• 2022-08-02 Sold (Public Records) $156,000 Public Records
• 2007-06-26 Sold (Public Records) $46,000 Public Records
• 2006-05-24 Sold (Public Records) $23,500 Public Records
• 2003-09-15 Sold (Public Records) $14,000 Public Records

Property tax history

+17.3%/yr

Latest (2025): $1,441 · +5.2% YoY. Source: county tax records.