706 S Layton · Earlsboro, OK 74840

$30,000

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 13 Days on market

Built 1962 0.26 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

$29,000 (Reasonable offers considered) Square Footage: 1,162 sq ft Lot Size: 11,250 sf Bedrooms: 2 Bathrooms: 1 Garage: 1-Car Unlock the potential of this charming two-bedroom, one-bathroom home located in the heart of Earlsboro, Oklahoma. This property is perfect for investors or those looking to create their ideal living space. Situated right next to a tag office and conveniently located along Highway 9, it provides easy access to Seminole and Shawnee & acirc; & euro; & rdquo; only about 20 minutes away. The home offers ample room for customization and personal touches, ideal for both first-time buyers and seasoned investors. Nestled in a small, friendly town with a p

Key facts

• 0.26 acre lot
• Garage
• Built 1962

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 $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).

Location & tenants

• Location reads 67/100 on livability (#81 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Earlsboro (rural): math 6% / reading 15% proficiency, ranked #490 of 513 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 183 units permitted in Pottawatomie County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (7.4% local appreciation)).
• Pottawatomie County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe 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 $30,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.53% ✓
• Cap rate: 31.42%
• Cash-on-cash: 89.74%
• DSCR: 4.99
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $60,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 S Lamar Ave	0.06mi	2/1.5 (-1)	1,008 (-13%)	5mo	$52,000	$52	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 97.0%
• Equity multiple: 7.10×
• Total profit: $51,233
• Equity at exit: $21,568

10-year hold

• IRR: 93.9%
• Equity multiple: 15.16×
• Total profit: $118,958
• Equity at exit: $41,696

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 74840

• Home prices YoY: 2.1%
• Active inventory: 24
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $628

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 36%

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 11 events

1. 2026-06-19
   days on market $30,000 Active 13 DOM
2. 2026-06-18
   days on market $30,000 Active 12 DOM
3. 2026-06-17
   days on market $30,000 Active 11 DOM
4. 2026-06-16
   days on market $30,000 Active 10 DOM
5. 2026-06-15
   days on market $30,000 Active 9 DOM
6. 2026-06-14
   days on market $30,000 Active 7 DOM
7. 2026-06-12
   days on market $30,000 Active 6 DOM
8. 2026-06-09
   days on market $30,000 Active 3 DOM
9. 2026-06-08
   days on market $30,000 Active 2 DOM
10. 2026-06-07
    pricestatusdays on marketlisting id $30,000 Active 1 DOM
11. 2026-05-26
    listed $29,000

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥110°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: $12,691
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$873
• Taxable income: $7,507
• Est. tax owed @ 24.0%: −$1,802
• After-tax cash flow: $5,736/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: Earlsboro
• NCES district ID: 4010500
• Math proficiency: 6% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $44,796
• Composite: 13.16/100
• National rank: #14513
• State rank: #490 of 513 in OK

Livability — Earlsboro

• Score: 67/100
• State rank: #81
• US rank: #10182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlsboro, OK
• Population (ZIP): 1,993

Population outlook (Pottawatomie County) Hauer SSP2

• Today (2025): 76,622 people
• By 2030: 78,816 · +2.9%
• By 2040: 82,766 · +8.0%
• By 2050: 86,031 · +12.3%
• By 2075: 93,316 · +21.8%
• By 2100: 95,820 · +25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Native American 20% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Pottawatomie

• 2024 margin: Solid R (+47.4) · D 25.2% · R 72.7% · Other 2.1%
• 2008→2024 swing: -9.1pp toward R · 2008: -38.4pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+46.0 2016: R+46.5 2012: R+38.7 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.39%
• Current HPI: 365.2182
• 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

• 2026-05-26 Listed $29,000 FSBO.com

Property tax history

+24.4%/yr

Latest (2025): $33 · +10.0% YoY. Source: county tax records.