219 S 6th St · Eldorado, OK 73537

$45,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily · 345 Days on market

Built 1950 10,494 sqft lot ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Turnkey Restaurant Opportunity – Fully Equipped and Ready to Reopen Step into a well-established restaurant space that’s ready to go from day one. This property has operated successfully as a local eatery for years and is being sold complete with all existing equipment and furnishings—a rare chance to own a turnkey business without the typical start-up hassle. Included with the sale are: 3 AC units (1 mini split and 2 window units) Gas heater for year-round climate comfort Multiple commercial-grade refrigerators and freezers Grill and frying station, ice machine, and more essential kitchen equipment Every major appliance and fixture needed to hit the grou

Key facts

• Gas heater
• Ice machine
• Fully equipped

Tags

• TURNKEY RESTAURANT OPPORTUNITY
• FULLY EQUIPPED
• GAS HEATER
• GRILL AND FRYING STATION
• ICE MACHINE

Property features AI

Finance

• Other: Property located in Eldorado Original addition; Homestead not indicated
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No storm shelter indicated
• Home design: Single-family residence; One story; Residential property; Entry level: One
• Construction: Frame construction; Composition roof; Slab foundation; Built as existing structure
• Exterior features: Covered porch; Other lot features

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating
• Interior features: One living area; One dining area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#276 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Market conditions: 4 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (4.5% local appreciation)).
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 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 1950 — 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 D-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: 2.12% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.24%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.7%
• Equity multiple: 3.96×
• Total profit: $37,256
• Equity at exit: $24,038

10-year hold

• IRR: 48.0%
• Equity multiple: 8.06×
• Total profit: $88,934
• Equity at exit: $40,324

Cash invested: $12,600 (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 73537

• Home prices YoY: 2.5%
• Active inventory: 4
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $443

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 49%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 345 DOM
2. 2026-06-17
   days on market $45,000 Active 344 DOM
3. 2026-06-16
   days on market $45,000 Active 343 DOM
4. 2026-06-15
   days on market $45,000 Active 342 DOM
5. 2026-06-13
   days on market $45,000 Active 340 DOM
6. 2026-06-12
   days on market $45,000 Active 339 DOM
7. 2026-06-09
   days on market $45,000 Active 336 DOM
8. 2026-06-08
   days on market $45,000 Active 335 DOM
9. 2026-06-08
   days on market $45,000 Active 334 DOM
10. 2026-06-05
    days on market $45,000 Active 332 DOM
11. 2026-06-04
    days on market $45,000 Active 330 DOM
12. 2026-06-02
    days on market $45,000 Active 329 DOM
13. 2026-06-01
    days on market $45,000 Active 328 DOM
14. 2026-05-31
    days on market $45,000 Active 327 DOM
15. 2025-07-08
    listed $45,000 Active
16. 2025-06-14
    historical
17. 2024-06-14
    listed $49,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,460
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,309
• Taxable income: $4,897
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,146/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)

No district data.

Livability — Eldorado

• Score: 61/100
• State rank: #276
• US rank: #17362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, OK
• Population (ZIP): 503

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 4% Native American 4%
• Hispanic origin (detail): Mexican 21% Dominican 3%
• Common ancestry: Scotch-Irish 2% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.46%
• Current HPI: 180.5358
• 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

-9.8% since first listed

3 events — show timeline

• 2025-07-08 Listed $45,000 MLSOK
• 2025-06-14 Listing Removed — MLSOK
• 2024-06-14 Listed $49,900 MLSOK