105 Stonewood Dr · Noble, OK 73068

$106,000

3 bd · 2.0 ba · 1,221 sqft · SingleFamily public records · 7 Days on market

Built 1981 9,583 sqft lot Est $187k · 43% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Listing remarks MLS

BUYERS TO VERIFY ALL INFORMATION! PROPERTY TO BE SOLD AS IS, ALL OFFERS MUST BE SUBMITTED WITH CREDIT APPROVAL AND/OR PROOF OF FUNDS LETTER AND EARNEST MONEY. COMMISSION COULD BE PAID ON NET TO SELLER.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1981

Property features AI

Finance

• Other: REO / Bank-owned; Vacant and unoccupied; No home warranty
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Assessor-reported living area 1,221
• Home design: Single-family residence; One story; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Wood fencing; Located on a cul-de-sac

Interior

• Bedrooms: 3 bedrooms (single-level)
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Cap rate 10.4% 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: John K Hubbard Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 646 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $733 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $186,813
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Stonewood Dr	0.03mi	3/2.0	1,231 (+1%)	7mo	$147,000	$119	91
208 Stonewood Dr	0.08mi	3/2.0	1,256 (+3%)	3mo	$187,900	$150	89
4732 Forest Hills Dr	0.24mi	3/2.0	1,252 (+2%)	2mo	$185,000	$148	83
4636 Forest Hills Dr	0.14mi	3/2.0	1,331 (+9%)	2mo	$190,000	$143	77
4736 Forest Hills Dr	0.25mi	3/2.0	1,335 (+9%)	3mo	$182,600	$137	70
4601 Forest Hills Dr	0.09mi	3/2.0	1,356 (+11%)	11mo	$207,500	$153	68
337 Crest Ln	0.52mi	3/1.5	1,170 (-4%)	7mo	$165,000	$141	61
838 Twin Lakes Dr	0.64mi	3/2.0	1,208 (-1%)	9mo	$212,000	$175	61
827 Twin Lakes Dr	0.65mi	3/2.0	1,336 (+9%)	2mo	$215,000	$161	53
835 Twin Lakes Dr	0.62mi	3/2.0	1,340 (+10%)	6mo	$211,000	$157	50
819 Twin Lakes Dr	0.67mi	3/2.0	1,316 (+8%)	11mo	$215,000	$163	47
823 Twin Lakes Dr	0.65mi	3/2.0	1,399 (+15%)	16mo	$215,000	$154	32

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $6,171
• Equity at exit: $15,805

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $35,490
• Equity at exit: $9,165

Cash invested: $29,680 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$556
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $366

Break-even live

Break-even rent $923

Max offer price $106,000

Occupancy floor 69%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Highgarden Cir Noble, OK	3.0	2.0	1464	$1,695	$1.16	4d	1	0.58mi
1008 Redstone Dr Noble, OK	3.0	2.0	1063	$1,300	$1.22	23d	1	0.61mi
703 Willis St Noble, OK	3.0	1.5	1167	$1,195	$1.02	4d	1	1.05mi
513 Redwood Dr Noble, OK	4.0	1.5	1419	$1,495	$1.05	21d	1	1.05mi
513 Redwood Dr Noble, OK	4.0	2.0	1419	$1,495	$1.05	23d	1	1.05mi
1416 Sandstone Dr Noble, OK	3.0	2.0	1420	$1,595	$1.12	4d	1	1.24mi
1012 N 5th St #1014 Noble, OK	2.0	1.0	975	$975	$1.00	21d	1	1.30mi
1014 N 5th St Noble, OK	2.0	1.0	975	$975	$1.00	21d	1	1.30mi
1006 Aspen Ct Noble, OK	2.0	2.0	850	$1,050	$1.24	23d	1	1.42mi
1008 Aspen Ct Noble, OK	2.0	2.0	880	$1,050	$1.19	12d	1	1.43mi

Listing history 13 events

1. 2026-05-16
   status Pending
2. 2026-05-12
   status Active
3. 2026-05-07
   status Pending
4. 2026-05-03
   listed $106,000 Active
5. 2026-02-06
   historical
6. 2025-12-05
   price $154,000
7. 2025-09-11
   listed $150,000 Active
8. 2018-09-05
   soldstatus $115,000
9. 2007-06-21
   soldstatus $68,000 201-char remark

   Show marketing remark (201 chars)

   BUYERS TO VERIFY ALL INFORMATION! PROPERTY TO BE SOLD AS IS, ALL OFFERS MUST BE SUBMITTED WITH CREDIT APPROVAL AND/OR PROOF OF FUNDS LETTER AND EARNEST MONEY. COMMISSION COULD BE PAID ON NET TO SELLER.

10. 2007-02-01
    listed $74,900 201-char remark

    Show marketing remark (201 chars)

    BUYERS TO VERIFY ALL INFORMATION! PROPERTY TO BE SOLD AS IS, ALL OFFERS MUST BE SUBMITTED WITH CREDIT APPROVAL AND/OR PROOF OF FUNDS LETTER AND EARNEST MONEY. COMMISSION COULD BE PAID ON NET TO SELLER.

11. 2004-07-01
    soldstatus $79,900
12. 2004-06-29
    soldstatus $80,000
13. 2004-02-06
    listed $79,900

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 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: $16,644
• − Mortgage interest: −$5,938
• − Property taxes: −$1,553
• − Insurance: −$530
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,084
• Taxable income: $2,877
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,705/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

+32.7% since first listed

13 events — show timeline

• 2026-05-16 Pending — MLSOK
• 2026-05-12 Relisted — MLSOK
• 2026-05-07 Pending — MLSOK
• 2026-05-03 Listed $106,000 MLSOK
• 2026-02-06 Listing Removed — MLSOK
• 2025-12-05 Price Changed $154,000 MLSOK
• 2025-09-11 Listed $150,000 MLSOK
• 2018-09-05 Sold (Public Records) $115,000 Public Records
• 2007-06-21 Sold (MLS) $68,000 MLSOK
• 2007-02-01 Listed $74,900 MLSOK
• 2004-07-01 Sold (MLS) $79,900 MLSOK
• 2004-06-29 Sold (Public Records) $80,000 Public Records
• 2004-02-06 Listed $79,900 MLSOK

Property tax history

+4.9%/yr

Latest (2024): $1,553 · +1.8% YoY. Source: county tax records.