1017 Acacia Cir #1019 · Noble, OK 73068

$210,000

4 bd · 2.0 ba · 1,936 sqft · MultiFamily public records · 2 Days on market

Built 1980 0.47 ac lot Est $205k · at est.

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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 +24.3/30.0
• DSCR +7.9/10.0
• ARV discount +6.5/15.0
• 1% rule +5.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent investment opportunity or owner-occupant property in desirable Noble — charming duplex at 1017 Acacia Circle. Each side features a functional 2-bedroom, 1-bath floorplan with separate entrances, private utilities, and comfortable living spaces ideal for rental or personal use. One unit is currently vacant and ready for immediate occupancy or leasing; the other is tenant-occupied on a month-to-month agreement, providing immediate rental income and excellent flexibility for a new owner. Well-maintained exterior and low-maintenance yard make upkeep simple for investors. Both units offer living rooms, efficient kitchens with ample cabinet space, and two bedrooms. Off-street park

Key facts

• Low-maintenance yard
• Functional floorplan
• Private utilities

Tags

• FUNCTIONAL FLOORPLAN
• SEPARATE ENTRANCES
• PRIVATE UTILITIES
• WELL-MAINTAINED EXTERIOR
• LOW-MAINTENANCE YARD
• OFF-STREET PARKING

Property features AI

Finance

• Other: Living area reported as 1,936 (Assessor)
• Financial info: Designed as residential income (multi-unit) with 2 units
• HOA & community: No mandatory association dues

Exterior

• Home design: Duplex residential income property; One-story entry level
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Located on a cul-de-sac

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Occupies one level; Currently occupied

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive. Per door: $212/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.7% 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: Pioneer Es (math 34% / reading 29%, grade F, #241 of 845 statewide, top 29%, 415 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).
• This rent runs 35% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $210k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $205,216
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Aspen St #907	0.13mi	4/4.0	2,072 (+7%)	5mo	$220,000	$106	70
908 Aspen Ct #910	0.14mi	4/4.0	2,072 (+7%)	9mo	$225,000	$109	67
901 Acacia St #903	0.15mi	4/4.0	2,152 (+11%)	6mo	$225,000	$105	61

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-7,078
• Equity at exit: $31,312

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $28,337
• Equity at exit: $18,157

Cash invested: $58,800 (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: 16.2×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $424

Break-even live

Break-even rent $1,619

Max offer price $210,000

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,156
Total (2 units)			$2,156

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Woodbriar Rd Noble, OK	3.0	2.0	1247	$1,500	$1.20	23d	1	0.22mi
513 Redwood Dr Noble, OK	4.0	1.5	1419	$1,495	$1.05	21d	1	0.33mi
513 Redwood Dr Noble, OK	4.0	2.0	1419	$1,495	$1.05	23d	1	0.33mi
805 E Etowah Rd Noble, OK	4.0	2.0	1608	$1,550	$0.96	1d	1	0.50mi
1117 Magnolia Dr Noble, OK	3.0	2.0	1763	$1,995	$1.13	23d	1	0.87mi
834 Highgarden Cir Noble, OK	3.0	2.0	1464	$1,695	$1.16	4d	1	1.05mi

Listing history 3 events

1. 2026-06-18
   days on market $210,000 Active 2 DOM
2. 2026-06-16
   remarks 693-char remark
3. 2026-06-16
   listed $210,000 Active 1 DOM

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$808/yr (+$67/mo · 74.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $25,872
• − Mortgage interest: −$11,763
• − Property taxes: −$1,082
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$6,109
• Taxable income: $1,728
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $4,677/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

+169.2% since first listed

2 events — show timeline

• 2026-06-16 Listed $210,000 MLSOK
• 2010-01-28 Sold (Public Records) $78,000 Public Records

Property tax history

+1.5%/yr

Latest (2024): $1,082 · +3.4% YoY. Source: county tax records.