120397 S 4184 Rd · Eufaula, OK 74432

$69,500

2 bd · 2.0 ba · 924 sqft · Other · 77 Days on market

Built 1974 0.37 ac lot

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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 +27.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Great entry point into lake living near Nichol’s Point! Enjoy the perfect blend of convenience and lake lifestyle with this well kept 2-bedroom, 2-bath home situated on three lots just minutes from town. Located less than 2 minutes from Nichol’s Point boat ramp, this property is ideal for fishermen and lake enthusiasts alike. The home offers a functional split bedroom layout with plenty of outdoor space, including a fenced backyard and parking for boats, trailers, and guests. With no HOA, you’ll have the flexibility to make the property your own, whether for full-time living, a weekend getaway, or an investment opportunity. A great entry point into Lake Eufaula living in a

Key facts

• Close to water
• Parking for boats
• Fenced backyard

Tags

• FENCED BACKYARD
• PARKING FOR BOATS
• NO HOA
• CLOSE TO WATER

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Septic tank
• Home design: Single-story; Faces south; Tie-down foundation
• Construction: Built of steel; Metal roof
• Exterior features: Deck; Shed(s); Partial fencing; Additional land available

Interior

• Kitchen: Oven; Range; Electric water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Radiant heating; Window unit cooling
• Interior features: Vinyl windows; Laminate flooring; Laminate counters; Electric range connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $70k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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-, amenities F, commute 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.
• Zoned schools: Eufaula Es (math 25% / reading 22%, grade F, #407 of 845 statewide, top 48%, 532 students, 0% FRL); Eufaula Ms (math 27% / reading 24%, grade F, #84 of 345 statewide, top 26%, 285 students, 0% FRL); Eufaula Hs (math 17% / reading 32%, grade F, #150 of 447 statewide, top 48%, 368 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $7k of equity ($481 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.7

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: 33.7%
• Equity multiple: 3.62×
• Total profit: $51,069
• Equity at exit: $62,611

10-year hold

• IRR: 29.0%
• Equity multiple: 8.20×
• Total profit: $140,032
• Equity at exit: $135,023

Cash invested: $19,460 (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: 6.7×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $207

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 71%

Sensitivity live

Price	-10% $255	-5% $231	+0% $207	+5% $183	+10% $159
Rent	-10% $139	-5% $173	+0% $207	+5% $242	+10% $276
Rate	-1.0pp $242	-0.5pp $225	base $207	+0.5pp $189	+1.0pp $171

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $69,500 Active 77 DOM
2. 2026-06-21
   days on market $69,500 Active 76 DOM
3. 2026-06-18
   days on market $69,500 Active 74 DOM
4. 2026-06-17
   days on market $69,500 Active 73 DOM
5. 2026-06-16
   days on market $69,500 Active 72 DOM
6. 2026-06-15
   days on market $69,500 Active 71 DOM
7. 2026-06-13
   days on market $69,500 Active 69 DOM
8. 2026-06-12
   days on market $69,500 Active 68 DOM
9. 2026-06-09
   days on market $69,500 Active 65 DOM
10. 2026-06-08
    days on market $69,500 Active 64 DOM
11. 2026-06-08
    days on market $69,500 Active 63 DOM
12. 2026-06-07
    days on market $69,500 Active 62 DOM
13. 2026-06-04
    days on market $69,500 Active 59 DOM
14. 2026-06-02
    days on market $69,500 Active 58 DOM
15. 2026-06-01
    days on market $69,500 Active 57 DOM
16. 2026-05-31
    days on market $69,500 Active 56 DOM
17. 2026-04-05
    listed $69,500 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $10,445
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,022
• Taxable income: $1,469
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,135/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

1 event — show timeline

• 2026-04-05 Listed $69,500 MLS Technology, Inc.

Property tax history

+3.4%/yr

Latest (2025): $29 · +0.0% YoY. Source: county tax records.