220 S 5th St · Noble, OK 73068

$205,000

4 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 138 Days on market

Built 1960 6,970 sqft lot Est $332k · 38% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• 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

Welcome to the heart of Noble, OK at 220 S 5th St! This charming corner lot home boasts mature trees when you pull up, with ample front parking with the concrete driveway. Step inside to find a spacious family area, oversized living room, and dedicated dining off the kitchen. The home also boasts 3 full bedrooms, 2 full bathrooms, and another half bath for guests! Enjoy evenings on the back patio, and enjoy the BRAND NEW privacy fence put in by the current owners, ensuring extra privacy and tranquility. This home has all the charm from it's original build, with modern upgrades of today! Come check see it for yourself and schedule your tour today!

Key facts

• Privacy fence
• Corner lot
• Mature trees

Tags

• CORNER LOT
• MATURE TREES
• CONCRETE DRIVEWAY
• BACK PATIO
• PRIVACY FENCE

Property features AI

Finance

• Other: Vacant and available; Slab foundation noted under home information
• Financial info: Loan qualification available
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Security: No storm shelter
• Utilities: Electricity available; Natural gas available; Public water/sewer
• Home design: Single-family residence; One-level property; Residential property
• Construction: Brick and frame construction; Composition roof; Built existing (no new construction)
• Exterior features: Covered porch; Open patio; Wood fencing; Corner lot

Interior

• Kitchen: Free‑standing gas range
• Bedrooms: 4 bedrooms
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Ceiling fans
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $63 ($757/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (16.0% below list).
• Recommended offer: $172k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Katherine I Daily Es (379 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: 215 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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

• It's been on market 138 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $57k; list at $205k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $172,183 (16.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $331,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 Wisteria Way	0.49mi	4/2.0	1,850 (-3%)	0mo	$339,900	$184	72
1208 Wisteria Way	0.61mi	4/2.0	1,838 (-4%)	1mo	$354,900	$193	65
133 Firethorn Way	0.65mi	4/2.0	1,850 (-3%)	3mo	$339,900	$184	62
906 Dahlia Ln	0.47mi	4/2.0	1,809 (-5%)	11mo	$309,000	$171	60
307 S 8th St	0.24mi	3/2.0 (-1)	1,711 (-10%)	12mo	$258,000	$151	56
209 Juniper Cir	0.58mi	4/2.0	1,705 (-11%)	1mo	$305,000	$179	54
111 Firethorn Way	0.66mi	4/2.0	1,838 (-4%)	11mo	$319,945	$174	54
314 N Front St	0.55mi	4/2.5	2,105 (+10%)	3mo	$225,000	$107	53
208 Camellia Cir	0.61mi	3/2.0 (-1)	1,762 (-8%)	4mo	$319,900	$182	50
411 Riverview Dr	0.66mi	3/2.5 (-1)	1,791 (-6%)	2mo	$200,000	$112	50
736 Jacquelyn Ln	0.64mi	4/3.0	2,160 (+13%)	11mo	$215,000	$100	35
209 Firethorn Way	0.69mi	3/2.0 (-1)	1,677 (-12%)	13mo	$289,900	$173	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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-29,246
• Equity at exit: $30,566

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-20,483
• Equity at exit: $17,725

Cash invested: $57,400 (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 73068

• Home prices YoY: -4.8%
• Active inventory: 215
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $63

Break-even live

Break-even rent $1,642

Max offer price $205,000

Occupancy floor 91%

Sensitivity live

Price	-10% $179	-5% $121	+0% $63	+5% $5	+10% $-53
Rent	-10% $-73	-5% $-5	+0% $63	+5% $131	+10% $199
Rate	-1.0pp $166	-0.5pp $115	base $63	+0.5pp $10	+1.0pp $-44

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Highgarden Cir Noble, OK	3.0	2.0	1464	$1,695	$1.16	5d	1	0.39mi
1117 Magnolia Dr Noble, OK	3.0	2.0	1763	$1,995	$1.13	25d	1	0.63mi
513 Redwood Dr Noble, OK	4.0	1.5	1419	$1,495	$1.05	22d	1	0.68mi
513 Redwood Dr Noble, OK	4.0	2.0	1419	$1,495	$1.05	25d	1	0.68mi
805 E Etowah Rd Noble, OK	4.0	2.0	1608	$1,550	$0.96	3d	1	0.69mi
1200 Granite Ln Noble, OK	3.0	2.0	1680	$1,800	$1.07	17d	1	0.79mi
200 Woodbriar Rd Noble, OK	3.0	2.0	1247	$1,500	$1.20	25d	1	1.14mi
1416 Sandstone Dr Noble, OK	3.0	2.0	1420	$1,595	$1.12	5d	1	1.16mi
3360 Cemetery Rd Noble, OK	3.0	2.0	1350	$1,500	$1.11	11d	1	1.40mi

Listing history 25 events

1. 2026-06-21
   days on market $205,000 Active 138 DOM
2. 2026-06-18
   days on market $205,000 Active 135 DOM
3. 2026-06-17
   days on market $205,000 Active 134 DOM
4. 2026-06-16
   days on market $205,000 Active 133 DOM
5. 2026-06-15
   days on market $205,000 Active 132 DOM
6. 2026-06-13
   days on market $205,000 Active 130 DOM
7. 2026-06-13
   days on market $205,000 Active 129 DOM
8. 2026-06-09
   days on market $205,000 Active 126 DOM
9. 2026-06-08
   days on market $205,000 Active 125 DOM
10. 2026-06-07
    days on market $205,000 Active 124 DOM
11. 2026-06-03
    days on market $205,000 Active 120 DOM
12. 2026-06-02
    days on market $205,000 Active 119 DOM
13. 2026-06-01
    days on market $205,000 Active 118 DOM
14. 2026-05-31
    days on market $205,000 Active 117 DOM
15. 2026-05-12
    price $205,000
16. 2026-02-03
    listed $209,500 Active
17. 2025-08-05
    historical
18. 2025-05-03
    price $230,000
19. 2025-02-05
    listed $235,000 Active
20. 2023-12-19
    historical
21. 2023-12-01
    price $260,000
22. 2023-09-06
    status Active
23. 2023-08-24
    historical
24. 2023-07-24
    listed $270,000 Active
25. 2015-08-13
    soldstatus $56,900

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$205/yr (+$17/mo · 12.5%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 18 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: $20,662
• − Mortgage interest: −$11,483
• − Property taxes: −$1,640
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$5,964
• Taxable loss: −$2,756
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $1,419/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

+260.3% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $205,000 MLSOK
• 2026-02-03 Listed $209,500 MLSOK
• 2025-08-05 Listing Removed — MLSOK
• 2025-05-03 Price Changed $230,000 MLSOK
• 2025-02-05 Listed $235,000 MLSOK
• 2023-12-19 Listing Removed — MLSOK
• 2023-12-01 Price Changed $260,000 MLSOK
• 2023-09-06 Relisted — MLSOK
• 2023-08-24 Listing Removed — MLSOK
• 2023-07-24 Listed $270,000 MLSOK
• 2015-08-13 Sold (MLS) $56,900 MLSOK

Property tax history

+2.0%/yr

Latest (2024): $1,640 · +3.4% YoY. Source: county tax records.