203 Buck · Eufaula, OK 74432

$90,000

3 bd · 2.0 ba · 1,235 sqft · SingleFamily · 49 Days on market

Built 1973 Fair condition 0.36 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 +26.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

3BD/2BA home close to town and ready for you love and attention! This little brick home is located on a large corner lot and just a short distance to Eufaula Schools. Brick home with a metal roof and lots of potential. Bring your imagination and tools and get ready to make this your next family home.

Key facts

• Metal roof
• Corner lot
• 0.36 acre lot

Tags

• CORNER LOT
• METAL ROOF
• CLOSE TO EUFAULA SCHOOLS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Public water; Septic tank
• Home design: Single-story; Faces east; Slab foundation
• Construction: Brick veneer with wood frame construction; Metal roof; Built by owner (year source: owner)
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Electric oven; Range/Stove; Laminate countertops
• Flooring: Concrete flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Window cooling units
• Interior features: Storm windows; Laminate counters; Electric oven and range connections; Other interior features
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Eufaula (rural): math 25% / reading 25% proficiency, ranked #120 of 270 in OK (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 398 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 $10k of equity ($622 loan paydown + $9k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $54,340
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1769 Buck Dr	0.21mi	3/1.0	1,300 (+5%)	8mo	$57,500	$44	70

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: 33.0%
• Equity multiple: 3.58×
• Total profit: $64,950
• Equity at exit: $81,079

10-year hold

• IRR: 28.5%
• Equity multiple: 8.09×
• Total profit: $178,784
• Equity at exit: $174,850

Cash invested: $25,200 (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 74432

• Home prices YoY: 27.2%
• Active inventory: 398
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $250

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 72%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $90,000 Active 49 DOM
2. 2026-06-17
   days on market $90,000 Active 48 DOM
3. 2026-06-16
   days on market $90,000 Active 47 DOM
4. 2026-06-15
   days on market $90,000 Active 46 DOM
5. 2026-06-13
   days on market $90,000 Active 44 DOM
6. 2026-06-12
   days on market $90,000 Active 43 DOM
7. 2026-06-09
   days on market $90,000 Active 40 DOM
8. 2026-06-08
   days on market $90,000 Active 39 DOM
9. 2026-06-08
   days on market $90,000 Active 38 DOM
10. 2026-06-07
    days on market $90,000 Active 37 DOM
11. 2026-06-04
    days on market $90,000 Active 34 DOM
12. 2026-06-02
    days on market $90,000 Active 33 DOM
13. 2026-06-01
    days on market $90,000 Active 32 DOM
14. 2026-05-31
    days on market $90,000 Active 31 DOM
15. 2026-04-30
    listed $90,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,244
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,618
• Taxable income: $1,665
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,599/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and maintenance, including a new roof, exterior painting, landscaping, and foundation repair. While it has potential, the current condition is not move-in ready and would benefit from a moderate renovation to increase its resale and rental value.

Repairs flagged

• Major Metal roof — Significant rust and wear
• Major Brick siding — Severe wear and discoloration
• Major Painted areas — Peeling and fading
• Major Landscaping — Overgrown and sparse
• Major Fencing — Visible damage
• Major Foundation — Signs of settling

Value-add opportunities

• Resale Metal roof replacement — A new roof will significantly improve the home's curb appeal and value
• Resale Exterior painting — Fresh paint will enhance the home's appearance and curb appeal
• Both Landscaping and tree trimming — A well-maintained yard and trees will improve both resale and rental value
• Both Fencing repair — A repaired fence will enhance safety and property value
• Both Foundation inspection and repair — Stabilizing the foundation will prevent further settling and improve the home's structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Significant rust and wear	Major	$15,000–50,000
Brick siding · Severe wear and discoloration	Major	$15,000–50,000
Painted areas · Peeling and fading	Major	$15,000–50,000
Landscaping · Overgrown and sparse	Major	$15,000–50,000
Fencing · Visible damage	Major	$15,000–50,000
Foundation · Signs of settling	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Metal roof replacement — A new roof will significantly improve the home's curb appeal and value ↑
• Resale Exterior painting — Fresh paint will enhance the home's appearance and curb appeal ↑
• Both Landscaping and tree trimming — A well-maintained yard and trees will improve both resale and rental value ↑
• Both Fencing repair — A repaired fence will enhance safety and property value ↑
• Both Foundation inspection and repair — Stabilizing the foundation will prevent further settling and improve the home's structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eufaula
• NCES district ID: 4011160
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $35,751
• Composite: 20.7/100
• National rank: #8525
• State rank: #120 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

• Census place: Eufaula, OK
• Population (ZIP): 9,793

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: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 11% Two or more races 9% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 59.21%
• Current HPI: 276.5449
• 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

• 2026-04-30 Listed $90,000 MLS Technology, Inc.