705 N 11th St · Enid, OK 73701

$30,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 50 Days on market

Built 1927 5,227 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed, 1 bath charmer is the perfect opportunity to create something truly special. With some of the big-ticket items already taken care of, you can focus on bringing your vision to life. The home features a cozy fireplace that anchors the living space and adds instant character, just waiting to be refreshed and enjoyed. A newer roof and updated PEX plumbing provide a solid head start—giving you peace of mind while you tackle the cosmetic updates and make it your own. The layout offers great potential, with three bedrooms that can be reimagined to suit your needs. If you’ve been looking for a fixer upper where the heavy lifting has already begun, this is your chance to step

Key facts

• Updated pex plumbing
• Newer roof
• Cozy fireplace

Tags

• COZY FIREPLACE
• NEWER ROOF
• UPDATED PEX PLUMBING

Property features AI

Finance

• Other: Located in the Davis Park subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Exterior features: Composition roof; Lot: 1 lot (approximately 0.12 acres)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.0% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, crime F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.2%/yr); 79 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1927 — 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.31% ✓
• Cap rate: 29.99%
• Cash-on-cash: 84.62%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $68,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 N 14th St	0.35mi	3/1.0	1,056 (+6%)	0mo	$77,000	$73	74
730 N 14th St	0.29mi	3/2.0	1,022 (+2%)	5mo	$70,000	$68	74
906 E Elm Ave	0.29mi	2/1.0 (-1)	979 (-2%)	6mo	$35,000	$36	73
753 N 12th St	0.16mi	2/1.0 (-1)	1,068 (+7%)	4mo	$7,000	$7	73
714 N 14th St	0.29mi	3/1.0	1,094 (+9%)	1mo	$70,000	$64	70
322 N 11th St	0.25mi	2/1.0 (-1)	1,090 (+9%)	0mo	$29,000	$27	68
1309 N 10th St	0.42mi	3/1.0	1,092 (+9%)	4mo	$25,000	$23	62
1621 E Oak Ave	0.49mi	4/1.0 (+1)	1,052 (+5%)	3mo	$50,000	$48	61
1718 E Locust Ave	0.57mi	3/1.0	949 (-5%)	6mo	$85,000	$90	60
1205 N 14th St	0.45mi	3/1.0	1,106 (+11%)	5mo	$105,500	$95	57
1713 E Elm Ave	0.60mi	3/1.0	1,120 (+12%)	3mo	$105,000	$94	50
1402 N 16th St	0.59mi	3/1.5	1,131 (+13%)	2mo	$91,500	$81	47

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 · 3.16% rent growth · sell at horizon

5-year hold

• IRR: 85.2%
• Equity multiple: 4.93×
• Total profit: $33,029
• Equity at exit: $4,473

10-year hold

• IRR: 88.4%
• Equity multiple: 10.29×
• Total profit: $78,021
• Equity at exit: $2,594

Cash invested: $8,400 (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 73701

• Home prices YoY: -30.2%
• Rents YoY: 3.2%
• Active inventory: 79
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $592

Break-even live

Break-even rent $244

Max offer price $30,000

Occupancy floor 35%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $30,000 Active 50 DOM
2. 2026-06-18
   days on market $30,000 Active 49 DOM
3. 2026-06-17
   days on market $30,000 Active 48 DOM
4. 2026-06-16
   days on market $30,000 Active 47 DOM
5. 2026-06-15
   days on market $30,000 Active 46 DOM
6. 2026-06-14
   days on market $30,000 Active 44 DOM
7. 2026-06-12
   days on market $30,000 Active 43 DOM
8. 2026-06-09
   days on market $30,000 Active 40 DOM
9. 2026-06-09
   status $30,000 Active 39 DOM
10. 2026-06-08
    days on market $30,000 Active Under Contract 39 DOM
11. 2026-06-07
    days on market $30,000 Active Under Contract 38 DOM
12. 2026-06-02
    days on market $30,000 Active Under Contract 33 DOM
13. 2026-06-01
    days on market $30,000 Active Under Contract 32 DOM
14. 2026-05-31
    days on market $30,000 Active Under Contract 31 DOM
15. 2026-05-30
    days on market $30,000 Active Under Contract 30 DOM
16. 2026-05-22
    historical Active Under Contract
17. 2026-05-13
    status Active
18. 2026-05-03
    historical Active Under Contract
19. 2026-04-30
    listed $30,000 Active

ⓘ 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: $273 · $23/mo
• Projected year-2 tax: $273 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,922
• − Mortgage interest: −$1,680
• − Property taxes: −$273
• − Insurance: −$150
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$873
• Taxable income: $7,038
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $5,418/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 24,476
• Household income: $50,843
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 576.0

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 11% Pacific Islander 10% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Asian/Pacific 6%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.42%
• Current HPI: 169.408
• Rent YoY: ▲ 3.16%
• Metro: Enid, 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

4 events — show timeline

• 2026-05-22 Contingent — NWOAR
• 2026-05-13 Relisted — NWOAR
• 2026-05-03 Contingent — NWOAR
• 2026-04-30 Listed $30,000 NWOAR

Property tax history

+5.9%/yr

Latest (2025): $273 · +9.6% YoY. Source: county tax records.