109948 S 4155 Rd · Eufaula, OK 74426

$169,000

2 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 92 Days on market

Built 1985 3.97 ac lot Est $206k · 18% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0

Listing remarks

YOUR NEXT ADVENTURE BEGINS HERE!! Nestled just a short drive from Lake Eufaula and the scenic Lake Eufaula State Park, this home is full of opportunity. While it needs a bit of TLC, the layout and generous spaces give you a great foundation to create the home you’ve been dreaming of. Whether you’re looking for a full-time residence, a weekend lake getaway, or an investment property, this one has the potential to shine. Step inside to find an open living room and kitchen concept that provides a welcoming atmosphere for family gatherings, casual meals, and entertaining friends. Outside, you’ll find a large, spacious yard that offers plenty of room for outdoor living. Imagine

Key facts

• Large spacious yard
• Quick access to i-40
• 3.97 acre lot

Tags

• LARGE SPACIOUS YARD
• SHORT DRIVE FROM LAKE EUFAULA
• QUICK ACCESS TO I-40

Property features AI

Finance

• Other: Corner lot on ~3.97 acres; Property suitable for ranch/farm with mature trees; Less than 1 mile to water
• HOA & community: Marina nearby

Exterior

• Parking: Attached garage with storage; 2 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; Fiber optic available; Natural gas available; Water available; Septic tank; Rural water source
• Home design: Single-story; Faces east; Slab foundation
• Construction: Built according to public records; Aluminum siding; Vinyl siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Dog run; Covered porch; Shed(s) / storage; Chain link fencing; Boat ramp/lift access; Lake and river water access (Eufaula Lake); Water access

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (propane); Central air conditioning
• Interior features: High speed internet; Laminate counters; Ceiling fan(s); Gas range connection; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (36.7% below list).
• Recommended offer: $107k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.8% 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-, schools F, amenities F.
• Checotah (town): math 32% / reading 28% proficiency, ranked #72 of 270 in OK (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 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 $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: major 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 $106,936 (36.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $205,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109367 S 4158	0.71mi	2/2.0	1,362 (-10%)	10mo	$185,000	$136	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.73×
• Total profit: $82,091
• Equity at exit: $152,249

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $249,327
• Equity at exit: $328,330

Cash invested: $47,320 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 147
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-155

Break-even live

Break-even rent $1,265

Max offer price $141,642

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-03
   status $169,000 Pending 92 DOM
2. 2026-06-02
   days on market $169,000 Active 92 DOM
3. 2026-06-01
   days on market $169,000 Active 91 DOM
4. 2026-05-31
   days on market $169,000 Active 90 DOM
5. 2026-05-06
   price $169,000
6. 2026-03-01
   listed $175,000 Active
7. 2026-03-01
   historical
8. 2026-02-19
   price $175,000
9. 2026-01-07
   price $179,000
10. 2025-09-02
    listed $189,000 Active
11. 2025-08-15
    historical
12. 2025-07-03
    listed $199,000 Active
13. 2025-06-30
    price $199,000
14. 2025-06-30
    historical
15. 2025-06-19
    price $205,000
16. 2025-06-12
    price $209,000
17. 2025-06-05
    price $214,000
18. 2025-05-21
    listed $215,000 Active
19. 2025-04-21
    soldstatus $170,000

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: +$1,005/yr (+$84/mo · 194.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,832
• − Mortgage interest: −$9,467
• − Property taxes: −$516
• − Insurance: −$845
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$4,916
• Taxable loss: −$4,965
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $-667/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: Checotah
• NCES district ID: 4007350
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $34,331
• Composite: 24.73/100
• National rank: #7607
• State rank: #72 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): 9,482

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 62% Native American 18% Two or more races 13% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 2% Other Indo-European 1% 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: ▲ 16.32%
• Current HPI: 325.0751
• 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

-0.6% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $169,000 MLS Technology, Inc.
• 2026-03-01 Listing Removed — MLS Technology, Inc.
• 2026-03-01 Listed $175,000 MLS Technology, Inc.
• 2026-02-19 Price Changed $175,000 MLS Technology, Inc.
• 2026-01-07 Price Changed $179,000 MLS Technology, Inc.
• 2025-09-02 Listed $189,000 MLS Technology, Inc.
• 2025-08-15 Listing Removed — MLS Technology, Inc.
• 2025-07-03 Listed $199,000 MLS Technology, Inc.
• 2025-06-30 Price Changed $199,000 MLS Technology, Inc.
• 2025-06-30 Listing Removed — MLS Technology, Inc.
• 2025-06-19 Price Changed $205,000 MLS Technology, Inc.
• 2025-06-12 Price Changed $209,000 MLS Technology, Inc.
• 2025-06-05 Price Changed $214,000 MLS Technology, Inc.
• 2025-05-21 Listed $215,000 MLS Technology, Inc.
• 2025-04-21 Sold (Public Records) $170,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $516 · +2.6% YoY. Source: county tax records.