1000 Acacia Cir · Noble, OK 73068

$200,000

4 bd · 2.0 ba · 1,936 sqft · MultiFamily · 59 Days on market

Built 1980 Average condition 6,534 sqft lot Est $205k · at est.

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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 +22.1/30.0
• ARV discount +8.6/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Well-maintained duplex offering two spacious units, each featuring 2 bedrooms and 1 full bathroom. Both units include functional layouts with comfortable living areas, dedicated inside utility rooms, and fully equipped kitchens complete with dishwashers, freestanding stoves, and ovens. Each unit also enjoys its own private, separate backyard—perfect for added tenant appeal and outdoor living. This property is currently occupied, providing immediate rental income potential for investors. A great opportunity to own a solid, income-producing property with desirable features in both units. No showings until accepted contract.

Key facts

• Functional layouts
• 6,534 sq ft lot
• Built 1980

Tags

• FUNCTIONAL LAYOUTS
• DEDICATED INSIDE UTILITY ROOMS
• FULLY EQUIPPED KITCHENS
• PRIVATE SEPARATE BACKYARD

Property features AI

Finance

• Other: Living area reported as 1,936 (assessor)
• Financial info: Listing accepts Cash, Conventional, FHA or VA financing; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Duplex residential income property; Existing property
• Construction: Brick and frame construction; Brick exterior; Composition roof; Slab foundation; Built with a combination of brick and frame materials
• Exterior features: Corner lot

Interior

• Bedrooms: 4 bedrooms (total); Property contains 2 separate dwelling units
• Bathrooms: 2 full bathrooms
• Interior features: Private entry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive. Per door: $161/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.7% in Noble — 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 66/100 on livability (#107 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Noble (suburban): math 23% / reading 25% proficiency, ranked #108 of 270 in OK (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Katherine I Daily Es (379 students, 0% FRL); Curtis Inge Ms (math 18% / reading 20%, grade F, #178 of 345 statewide, top 52%, 712 students, 0% FRL); Noble Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 883 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 215 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).
• This rent runs 35% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $205,216
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Aspen St #907	0.07mi	4/4.0	2,072 (+7%)	5mo	$220,000	$106	73
908 Aspen Ct #910	0.08mi	4/4.0	2,072 (+7%)	9mo	$225,000	$109	69
901 Acacia St #903	0.10mi	4/4.0	2,152 (+11%)	7mo	$225,000	$105	63

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,926
• Equity at exit: $29,821

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $16,080
• Equity at exit: $17,292

Cash invested: $56,000 (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 73068

• Home prices YoY: -4.8%
• Active inventory: 215
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $321

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 80%

Sensitivity live

Price	-10% $459	-5% $390	+0% $321	+5% $252	+10% $183
Rent	-10% $151	-5% $236	+0% $321	+5% $406	+10% $491
Rate	-1.0pp $422	-0.5pp $372	base $321	+0.5pp $269	+1.0pp $217

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,156
Total (2 units)			$2,156

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Woodbriar Rd Noble, OK	3.0	2.0	1247	$1,500	$1.20	25d	1	0.24mi
513 Redwood Dr Noble, OK	4.0	1.5	1419	$1,495	$1.05	23d	1	0.32mi
513 Redwood Dr Noble, OK	4.0	2.0	1419	$1,495	$1.05	25d	1	0.32mi
805 E Etowah Rd Noble, OK	4.0	2.0	1608	$1,550	$0.96	3d	1	0.51mi
1117 Magnolia Dr Noble, OK	3.0	2.0	1763	$1,995	$1.13	25d	1	0.87mi
834 Highgarden Cir Noble, OK	3.0	2.0	1464	$1,695	$1.16	6d	1	1.02mi

Listing history 20 events

1. 2026-06-21
   statusdays on market $200,000 Pending 59 DOM
2. 2026-06-18
   days on market $200,000 Active 58 DOM
3. 2026-06-17
   days on market $200,000 Active 57 DOM
4. 2026-06-16
   days on market $200,000 Active 56 DOM
5. 2026-06-15
   days on market $200,000 Active 55 DOM
6. 2026-06-13
   days on market $200,000 Active 53 DOM
7. 2026-06-13
   pricedays on market $200,000 Active 52 DOM
8. 2026-06-09
   days on market $215,000 Active 49 DOM
9. 2026-06-08
   days on market $215,000 Active 48 DOM
10. 2026-06-07
    pricedays on market $215,000 Active 47 DOM
11. 2026-06-03
    days on market $220,000 Active 43 DOM
12. 2026-06-02
    days on market $220,000 Active 42 DOM
13. 2026-06-01
    days on market $220,000 Active 41 DOM
14. 2026-05-31
    days on market $220,000 Active 40 DOM
15. 2026-05-16
    price $220,000
16. 2026-04-21
    listed $225,000 Active
17. 2007-12-19
    historical
18. 2007-12-19
    historical
19. 2001-03-22
    listed $127,500
20. 2001-03-22
    listed $558,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $25,872
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$5,818
• Taxable income: $711
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $3,682/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

A moderately maintained two-unit duplex with average condition. Requires some cosmetic updates and minor repairs to improve its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear.
• Minor Bathroom fixtures — Some mineral buildup.
• Minor Exterior paint — Some discoloration and wear.
• Minor Interior paint — Chipped in some areas.
• Minor Landscaping — Overgrown areas and basic maintenance needed.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves appearance and value for both resale and rental.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants/investors.
• Rental HVAC maintenance and minor repairs — Ensures comfort and functionality for tenants, reducing maintenance costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear.	Minor	$500–3,000
Bathroom fixtures · Some mineral buildup.	Minor	$500–3,000
Exterior paint · Some discoloration and wear.	Minor	$500–3,000
Interior paint · Chipped in some areas.	Minor	$500–3,000
Landscaping · Overgrown areas and basic maintenance needed.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves appearance and value for both resale and rental. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more tenants/investors. ↑
• Rental HVAC maintenance and minor repairs — Ensures comfort and functionality for tenants, reducing maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Noble
• NCES district ID: 4021630
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $50,812
• Composite: 21.31/100
• National rank: #8384
• State rank: #108 of 270 in OK

Livability — Noble

• Score: 66/100
• State rank: #107
• US rank: #11489

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Noble, OK
• County: Cleveland County · 239,547 people
• City population: 12,258
• Metro: Oklahoma City, OK
• Population (ZIP): 12,258
• Household income: $73,821
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 301.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Native American 5% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.99%
• Current HPI: 278.428
• Rent YoY: —
• Metro: Oklahoma City, 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

+72.5% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $220,000 MLSOK
• 2026-04-21 Listed $225,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2001-03-22 Listed $558,000 MLSOK
• 2001-03-22 Listed $127,500 MLSOK