840 Highgarden Cir · Noble, OK 73068

$178,000

3 bd · 2.0 ba · 1,311 sqft · SingleFamily public records · 318 Days on market

Built 2022 6,656 sqft lot Est $187k · 5% under $7/mo HOA ↓ 11% 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 +13.2/30.0
• ARV discount +9.8/15.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about $0 down financing! Twin Lakes offers a rural and country feel without being too far out from the city. This neighborhood is about 5 miles away from the OU campus and all of Norman's features. Not to mention 0.4 miles away from a park and splash pad! Let us introduce to you The Ashton floor design. This top selling design offers versatility, functionality, and style! The kitchen features an abundance of storage and countertop space with a nice pantry. This section is a cul de sac and has trees encapsulating the block. Our homes are proudly built to a structural integrity w/ enhanced tornado safety features, extremely energy efficient and includes a TANKLESS water heater, freeze proof exterior water spigots, high quality Uponor Aquapex tubing, the list goes on. Don't wait! Schedule your showing today!

Key facts

• Spacious living area
• Gas cooking
• Investment property

Tags

• INVESTMENT PROPERTY
• NEWER DEVELOPMENT
• DINING AREA
• SPACIOUS LIVING AREA
• LAMINATE COUNTERS
• GAS COOKING

Property features AI

Finance

• Other: Vacant and ready for occupancy (vacant); Lender approval/short sale affects sale conditions
• Financial info: Listing offered as-is; acceptable financing includes cash and conventional loan; Loan qualification possible; Not assumable
• HOA & community: Mandatory association dues: $81/month covering common area maintenance

Exterior

• Parking: Concrete parking; 2-car garage
• Utilities: Public utilities
• Home design: Single family residence; One-level; Faces northeast; Residential property
• Construction: Brick and frame construction; Composition roof (replaced/updated 2023); Slab foundation
• Exterior features: Covered porch; Open patio; Interior lot

Interior

• Kitchen: Breakfast bar; Pantry; Dishwasher; Disposal; Microwave; Refrigerator; Gas range/oven (freestanding)
• Bedrooms: Primary bedroom with walk-in closet; Two additional bedrooms
• Flooring: Concrete; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: In-law plan; Inside utility
• Laundry & utility: Washer and dryer included; Inside utility

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-2 ($-29/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (12.2% below list).
• Recommended offer: $156k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 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: 214 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 318 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (6%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,287 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $187,473
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Twin Lakes Dr	0.12mi	3/2.0	1,336 (+2%)	2mo	$215,000	$161	90
210 S 7th St	0.28mi	3/2.0	1,288 (-2%)	5mo	$209,900	$163	80
809 Jay Dr	0.16mi	3/2.0	1,421 (+8%)	3mo	$196,500	$138	76
208 Stonewood Dr	0.55mi	3/2.0	1,256 (-4%)	3mo	$187,900	$150	65
4636 Forest Hills Dr	0.67mi	3/2.0	1,331 (+2%)	2mo	$190,000	$143	64
704 Redwood Dr	0.72mi	3/1.5	1,320 (+1%)	2mo	$185,000	$140	61
501 N 5th St	0.66mi	3/2.0	1,194 (-9%)	3mo	$207,500	$174	52
404 N 6th St	0.58mi	3/1.0	1,460 (+11%)	1mo	$157,500	$108	49
1004 Claystone Way	0.67mi	4/2.0 (+1)	1,457 (+11%)	2mo	$230,000	$158	44
4701 E Maguire Rd	0.70mi	3/2.0	1,504 (+15%)	5mo	$200,000	$133	39
415 N Main Hwy	0.74mi	2/1.0 (-1)	1,176 (-10%)	1mo	$107,000	$91	38
1212 Onyx St	0.75mi	3/2.0	1,499 (+14%)	6mo	$174,900	$117	36

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-28,972
• Equity at exit: $26,540

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-25,316
• Equity at exit: $15,390

Cash invested: $49,840 (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: 214
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,670/yr
• Insurance: −$74
• HOA: −$7
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-2

Break-even live

Break-even rent $1,566

Max offer price $177,645

Occupancy floor 95%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Highgarden Cir Noble, OK	3.0	2.0	1464	$1,695	$1.16	4d	1	0.04mi
1117 Magnolia Dr Noble, OK	3.0	2.0	1763	$1,995	$1.13	24d	1	0.38mi
1008 Redstone Dr Noble, OK	3.0	2.0	1063	$1,300	$1.22	24d	1	0.39mi
805 E Etowah Rd Noble, OK	4.0	2.0	1608	$1,550	$0.96	2d	1	0.65mi
1200 Granite Ln Noble, OK	3.0	2.0	1680	$1,800	$1.07	16d	1	0.67mi
513 Redwood Dr Noble, OK	4.0	2.0	1419	$1,495	$1.05	24d	1	0.76mi
513 Redwood Dr Noble, OK	4.0	1.5	1419	$1,495	$1.05	21d	1	0.76mi
703 Willis St Noble, OK	3.0	1.5	1167	$1,195	$1.02	4d	1	0.85mi
1012 N 5th St #1014 Noble, OK	2.0	1.0	975	$975	$1.00	21d	1	1.01mi
1014 N 5th St Noble, OK	2.0	1.0	975	$975	$1.00	21d	1	1.02mi
1416 Sandstone Dr Noble, OK	3.0	2.0	1420	$1,595	$1.12	4d	1	1.03mi
1008 Aspen Ct Noble, OK	2.0	2.0	880	$1,050	$1.19	12d	1	1.13mi
200 Woodbriar Rd Noble, OK	3.0	2.0	1247	$1,500	$1.20	24d	1	1.30mi
3360 Cemetery Rd Noble, OK	3.0	2.0	1350	$1,500	$1.11	10d	1	1.47mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-18
   days on market $178,000 Active 318 DOM
2. 2026-06-17
   days on market $178,000 Active 317 DOM
3. 2026-06-16
   days on market $178,000 Active 316 DOM
4. 2026-06-15
   days on market $178,000 Active 315 DOM
5. 2026-06-13
   days on market $178,000 Active 313 DOM
6. 2026-06-13
   days on market $178,000 Active 312 DOM
7. 2026-06-09
   days on market $178,000 Active 309 DOM
8. 2026-06-08
   days on market $178,000 Active 308 DOM
9. 2026-06-07
   days on market $178,000 Active 307 DOM
10. 2026-06-03
    days on market $178,000 Active 303 DOM
11. 2026-06-02
    days on market $178,000 Active 302 DOM
12. 2026-06-01
    days on market $178,000 Active 301 DOM
13. 2026-05-31
    days on market $178,000 Active 300 DOM
14. 2026-03-23
    price $178,000
15. 2025-11-18
    price $165,000
16. 2025-10-06
    price $175,000
17. 2025-08-04
    listed $189,900 Active
18. 2023-04-13
    soldstatus $199,990 Closed 820-char remark

    Show marketing remark (820 chars)

    Ask about $0 down financing! Twin Lakes offers a rural and country feel without being too far out from the city. This neighborhood is about 5 miles away from the OU campus and all of Norman's features. Not to mention 0.4 miles away from a park and splash pad! Let us introduce to you The Ashton floor design. This top selling design offers versatility, functionality, and style! The kitchen features an abundance of storage and countertop space with a nice pantry. This section is a cul de sac and has trees encapsulating the block. Our homes are proudly built to a structural integrity w/ enhanced tornado safety features, extremely energy efficient and includes a TANKLESS water heater, freeze proof exterior water spigots, high quality Uponor Aquapex tubing, the list goes on. Don't wait! Schedule your showing today!

19. 2023-03-14
    status Pending 820-char remark

    Show marketing remark (820 chars)

    Ask about $0 down financing! Twin Lakes offers a rural and country feel without being too far out from the city. This neighborhood is about 5 miles away from the OU campus and all of Norman's features. Not to mention 0.4 miles away from a park and splash pad! Let us introduce to you The Ashton floor design. This top selling design offers versatility, functionality, and style! The kitchen features an abundance of storage and countertop space with a nice pantry. This section is a cul de sac and has trees encapsulating the block. Our homes are proudly built to a structural integrity w/ enhanced tornado safety features, extremely energy efficient and includes a TANKLESS water heater, freeze proof exterior water spigots, high quality Uponor Aquapex tubing, the list goes on. Don't wait! Schedule your showing today!

20. 2023-02-01
    historical

    Show marketing remark (820 chars)

    Ask about $0 down financing! Twin Lakes offers a rural and country feel without being too far out from the city. This neighborhood is about 5 miles away from the OU campus and all of Norman's features. Not to mention 0.4 miles away from a park and splash pad! Let us introduce to you The Ashton floor design. This top selling design offers versatility, functionality, and style! The kitchen features an abundance of storage and countertop space with a nice pantry. This section is a cul de sac and has trees encapsulating the block. Our homes are proudly built to a structural integrity w/ enhanced tornado safety features, extremely energy efficient and includes a TANKLESS water heater, freeze proof exterior water spigots, high quality Uponor Aquapex tubing, the list goes on. Don't wait! Schedule your showing today!

21. 2023-02-01
    listed $199,990 Active 820-char remark

    Show marketing remark (820 chars)

    Ask about $0 down financing! Twin Lakes offers a rural and country feel without being too far out from the city. This neighborhood is about 5 miles away from the OU campus and all of Norman's features. Not to mention 0.4 miles away from a park and splash pad! Let us introduce to you The Ashton floor design. This top selling design offers versatility, functionality, and style! The kitchen features an abundance of storage and countertop space with a nice pantry. This section is a cul de sac and has trees encapsulating the block. Our homes are proudly built to a structural integrity w/ enhanced tornado safety features, extremely energy efficient and includes a TANKLESS water heater, freeze proof exterior water spigots, high quality Uponor Aquapex tubing, the list goes on. Don't wait! Schedule your showing today!

22. 2022-10-31
    listed $199,990 Active

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 17 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: $18,754
• − Mortgage interest: −$9,971
• − Property taxes: −$2,670
• − Insurance: −$890
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − HOA: −$84
• − Depreciation: −$5,178
• Taxable loss: −$3,039
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $700/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: 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

-11.0% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $178,000 MLSOK
• 2025-11-18 Price Changed $165,000 MLSOK
• 2025-10-06 Price Changed $175,000 MLSOK
• 2025-08-04 Listed $189,900 MLSOK
• 2023-04-13 Sold (MLS) $199,990 MLSOK
• 2023-03-14 Pending — MLSOK
• 2023-02-01 Listing Removed — MLSOK
• 2023-02-01 Listed $199,990 MLSOK
• 2022-10-31 Listed $199,990 MLSOK

Property tax history

+3.4%/yr

Latest (2023): $61 · +3.4% YoY. Source: county tax records.