701 E Eubanks St · Oklahoma City, OK 73105

$109,000

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 181 Days on market

Built 1951 6,952 sqft lot $121/sqft · 12% below area Est $124k · 12% under

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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 +20.9/30.0
• ARV discount +12.9/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 701 E Eubanks St, a beautifully updated 2-bedroom, 1-bath home offering 904 sq ft of comfortable living. This property features brand-new flooring, fresh interior paint throughout, and updated light fixtures that brighten every room. With its modern finishes and move-in-ready condition, this home is perfect for a first-time buyer, downsizer, or investor looking for a turnkey property in a convenient Oklahoma City location.

Key facts

• 6,952 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $104k (4.8% below list).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.7% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 45 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $109k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.95% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $124,000
• List price: $109,000
• Delta: -12.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 NE 32nd St	0.42mi	2/1.0	915 (+1%)	2mo	$50,000	$55	77
846 Marilyn St	0.22mi	3/1.0 (+1)	1,000 (+11%)	5mo	$68,000	$68	63
700 NE 31st St	0.40mi	3/1.0 (+1)	952 (+5%)	9mo	$95,000	$100	60
1237 N Staton Dr	0.73mi	2/1.0	850 (-6%)	2mo	$60,000	$71	54
825 NE 30th St	0.47mi	3/1.0 (+1)	1,002 (+11%)	4mo	$108,000	$108	52
712 NE 29th St	0.53mi	2/2.0	1,006 (+11%)	3mo	$180,000	$179	50
3920 Woods Dr	0.63mi	3/1.0 (+1)	936 (+4%)	17mo	$68,750	$73	46

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 · 2.21% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-8,912
• Equity at exit: $16,252

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,156
• Equity at exit: $9,424

Cash invested: $30,520 (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 73105

• Home prices YoY: -11.3%
• Rents YoY: 2.2%
• Active inventory: 45
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$572
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $151

Break-even live

Break-even rent $846

Max offer price $109,000

Occupancy floor 80%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Marilyn St Oklahoma City, OK	3.0	1.0	1000	$1,049	$1.05	43d	1	0.23mi
704 NE 31st St Oklahoma City, OK	3.0	1.0	952	$1,300	$1.37	43d	1	0.40mi
714 NE 27th St Unit 4 Oklahoma City, OK	2.0	1.0	950	$845	$0.89	23d	1	0.64mi
708 NE 27th St Apt 1 Oklahoma City, OK	1.0	1.0	650	$745	$1.15	11d	1	0.65mi
708 NE 27th St Unit 3 Oklahoma City, OK	1.0	1.0	672	$745	$1.11	23d	1	0.65mi
215 NE 28th St Oklahoma City, OK	2.0	1.0–2.0	694	$1,289	$1.86	2d	10	0.66mi
2700 N Lindsay Ave Unit 708-3 Oklahoma City, OK	1.0	1.0	672	$745	$1.11	23d	1	0.67mi
2700 N Lindsay Ave Oklahoma City, OK	1.0	1.0	650	$745	$1.15	14d	1	0.67mi
703 NE 26th St Unit 4 Oklahoma City, OK	1.0	1.0	650	$745	$1.15	23d	1	0.68mi
4445 N Lincoln Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	861	$1,710	$1.98	1d	42	0.69mi
736 NE 26th St Oklahoma City, OK	2.0	1.0	927	$1,050	$1.13	2d	1	0.72mi
3512 N Robinson Ave Oklahoma City, OK	1.0	1.0	750	$850	$1.13	3d	1	0.80mi
3512 N Robinson Ave Oklahoma City, OK	1.0	1.0	750	$795	$1.06	43d	1	0.80mi
3400 N Robinson Ave #5 Oklahoma City, OK	1.0	1.0	860	$825	$0.96	4d	1	0.83mi
1216 NE 42nd St Oklahoma City, OK	2.0	1.0	1009	$1,125	$1.11	43d	1	0.88mi
124 NW 31st St Oklahoma City, OK	1.0	1.0	687	$850	$1.24	23d	1	0.88mi
1427 NE 28th St Oklahoma City, OK	1.0	1.0	876	$695	$0.79	43d	1	0.98mi
4641 Woodland Blvd Oklahoma City, OK	2.0	1.0	820	$730	$0.89	43d	1	0.98mi
119 NW 27th St Oklahoma City, OK	1.0	1.0	750	$995	$1.33	11d	1	1.00mi
119 NW 27th St Oklahoma City, OK	1.0	1.0	750	$995	$1.33	43d	1	1.00mi
2709 N Fonshill Ave Oklahoma City, OK	2.0	1.0	949	$1,100	$1.16	23d	1	1.02mi
2804 N Robinson Ave Apt 2 Oklahoma City, OK	1.0	1.0	640	$775	$1.21	11d	1	1.03mi
2720 N Robinson Ave Unit 202 Oklahoma City, OK	1.0	1.0	600	$875	$1.46	4d	1	1.06mi
1516 Park Cir Oklahoma City, OK	3.0	1.0	1118	$1,250	$1.12	23d	1	1.06mi
1438 NE 27th St Oklahoma City, OK	3.0	1.0	736	$1,000	$1.36	43d	1	1.06mi
408 NW 30th St Oklahoma City, OK	1.0–2.0	1.0–2.0	811	$2,395	$2.95	1d	6	1.13mi
2225 Glen Ellyn St Oklahoma City, OK	2.0	1.0	1095	$925	$0.84	43d	1	1.14mi
1701 NE 34th St Oklahoma City, OK	2.0	1.5	900	$1,000	$1.11	43d	1	1.14mi
1637 Bishop Bobby L Williams Dr Oklahoma City, OK	2.0	1.0	820	$1,150	$1.40	43d	1	1.15mi
2312 N Everest Ave Oklahoma City, OK	3.0	1.0	1100	$1,299	$1.18	43d	1	1.15mi
2148 N Stonewall Ave Oklahoma City, OK	2.0	1.0	1055	$875	$0.83	4d	1	1.18mi
2420 N Robinson Ave Unit 1/2 Oklahoma City, OK	1.0	2.0	900	$975	$1.08	43d	1	1.21mi
2128 N Stonewall Ave Unit 1 Oklahoma City, OK	2.0	1.0	960	$800	$0.83	3d	1	1.23mi
1439 NE 24th St Oklahoma City, OK	3.0	1.0	874	$1,025	$1.17	16d	1	1.24mi
509 NW 29th St Unit 3 Oklahoma City, OK	1.0	1.0	600	$995	$1.66	4d	1	1.25mi
2409 N Robinson Ave Unit D Oklahoma City, OK	1.0	1.0	700	$1,750	$2.50	43d	1	1.25mi
441 NW 28th St Oklahoma City, OK	1.0	1.0	600	$1,650	$2.75	43d	1	1.25mi
1401 NE 22nd St Oklahoma City, OK	2.0	1.0	728	$1,100	$1.51	23d	1	1.27mi
2816 N Walker Ave Oklahoma City, OK	1.0	1.0	600	$875	$1.46	43d	1	1.27mi
421 NW 26th St Apt 4 Oklahoma City, OK	1.0	1.0	675	$725	$1.07	43d	1	1.29mi

Listing history 17 events

1. 2026-06-09
   days on market $109,000 Active 181 DOM
2. 2026-06-08
   days on market $109,000 Active 180 DOM
3. 2026-06-07
   days on market $109,000 Active 179 DOM
4. 2026-06-05
   days on market $109,000 Active 176 DOM
5. 2026-06-03
   days on market $109,000 Active 175 DOM
6. 2026-06-02
   days on market $109,000 Active 174 DOM
7. 2026-06-01
   days on market $109,000 Active 173 DOM
8. 2026-05-31
   days on market $109,000 Active 172 DOM
9. 2026-05-14
   price $109,000 437-char remark

   Show marketing remark (437 chars)

   Welcome to 701 E Eubanks St, a beautifully updated 2-bedroom, 1-bath home offering 904 sq ft of comfortable living. This property features brand-new flooring, fresh interior paint throughout, and updated light fixtures that brighten every room. With its modern finishes and move-in-ready condition, this home is perfect for a first-time buyer, downsizer, or investor looking for a turnkey property in a convenient Oklahoma City location.

10. 2026-03-23
    price $112,500 437-char remark

    Show marketing remark (437 chars)

    Welcome to 701 E Eubanks St, a beautifully updated 2-bedroom, 1-bath home offering 904 sq ft of comfortable living. This property features brand-new flooring, fresh interior paint throughout, and updated light fixtures that brighten every room. With its modern finishes and move-in-ready condition, this home is perfect for a first-time buyer, downsizer, or investor looking for a turnkey property in a convenient Oklahoma City location.

11. 2026-01-23
    price $115,000 437-char remark

    Show marketing remark (437 chars)

    Welcome to 701 E Eubanks St, a beautifully updated 2-bedroom, 1-bath home offering 904 sq ft of comfortable living. This property features brand-new flooring, fresh interior paint throughout, and updated light fixtures that brighten every room. With its modern finishes and move-in-ready condition, this home is perfect for a first-time buyer, downsizer, or investor looking for a turnkey property in a convenient Oklahoma City location.

12. 2026-01-09
    price $118,000 437-char remark

    Show marketing remark (437 chars)

    Welcome to 701 E Eubanks St, a beautifully updated 2-bedroom, 1-bath home offering 904 sq ft of comfortable living. This property features brand-new flooring, fresh interior paint throughout, and updated light fixtures that brighten every room. With its modern finishes and move-in-ready condition, this home is perfect for a first-time buyer, downsizer, or investor looking for a turnkey property in a convenient Oklahoma City location.

13. 2025-12-10
    listed $120,000 Active 437-char remark

    Show marketing remark (437 chars)

    Welcome to 701 E Eubanks St, a beautifully updated 2-bedroom, 1-bath home offering 904 sq ft of comfortable living. This property features brand-new flooring, fresh interior paint throughout, and updated light fixtures that brighten every room. With its modern finishes and move-in-ready condition, this home is perfect for a first-time buyer, downsizer, or investor looking for a turnkey property in a convenient Oklahoma City location.

14. 2007-12-19
    historical
15. 2005-08-17
    listed $39,000
16. 2003-10-21
    soldstatus $25,000
17. 2003-09-04
    listed $25,000

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$363/yr (+$30/mo · 58.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,446
• − Mortgage interest: −$6,106
• − Property taxes: −$618
• − Insurance: −$545
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,171
• Taxable income: $15
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,806/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 5,900
• Household income: $50,102
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 557.0

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 50% White 33% Two or more races 6% Asian 6% Hispanic / Latino 5%
• Common ancestry: Swedish 3% Italian 2% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.42%
• Current HPI: 309.7587
• Rent YoY: ▲ 2.21%
• 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

+336.0% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $109,000 MLSOK
• 2026-03-23 Price Changed $112,500 MLSOK
• 2026-01-23 Price Changed $115,000 MLSOK
• 2026-01-09 Price Changed $118,000 MLSOK
• 2025-12-10 Listed $120,000 MLSOK
• 2007-12-19 Listing Removed — MLSOK
• 2005-08-17 Listed $39,000 MLSOK
• 2003-10-21 Sold (MLS) $25,000 MLSOK
• 2003-09-04 Listed $25,000 MLSOK

Property tax history

+3.8%/yr

Latest (2025): $618 · +4.1% YoY. Source: county tax records.