711 W C St · Eldorado, OK 73537

$41,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 21 Days on market

Built 1980 6,299 sqft lot ↓ 17% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

White brick home on corner lot in Eldorado. Three bedrooms with two baths, large living area, dining area, large utility room. Two nice metal storage units in backyard. LARGE mature trees, chain length fenced backyard. Seller will leave the refrigerator, dishwasher, cookstove. Home has oversized two car garage with entry to storm cellar/basement in the garage. Private well for outside watering. Home has been well maintained.

Key facts

• Kitchen dining
• Brick home
• Storm cellar

Tags

• BRICK HOME
• KITCHEN DINING
• STORM CELLAR

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built as a residential single family home
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Oven; Range hood
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Gas water heater; Oven; Range hood; No fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Recommended offer: $40k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#276 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment D-.
• Zoned schools: Olustee-Eldorado Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 154 students, 0% FRL); Olustee-Eldorado Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 42 students, 0% FRL).
• Market conditions: 4 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($283 loan paydown + $2k appreciation (4.5% local appreciation)).
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,385 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 2.91% ✓
• Cap rate: 24.19%
• Cash-on-cash: 63.90%
• DSCR: 3.84
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.1%
• Equity multiple: 5.11×
• Total profit: $47,180
• Equity at exit: $21,901

10-year hold

• IRR: 68.5%
• Equity multiple: 10.55×
• Total profit: $109,691
• Equity at exit: $36,740

Cash invested: $11,480 (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 73537

• Home prices YoY: 2.5%
• Active inventory: 4
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$215
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $611

Break-even live

Break-even rent $418

Max offer price $41,000

Occupancy floor 44%

Sensitivity live

Price	-10% $635	-5% $623	+0% $611	+5% $600	+10% $588
Rent	-10% $517	-5% $564	+0% $611	+5% $658	+10% $705
Rate	-1.0pp $632	-0.5pp $622	base $611	+0.5pp $601	+1.0pp $590

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $41,000 Active 21 DOM
2. 2026-06-21
   days on market $41,000 Active 20 DOM
3. 2026-06-21
   days on market $41,000 Active 19 DOM
4. 2026-06-18
   days on market $41,000 Active 17 DOM
5. 2026-06-17
   days on market $41,000 Active 16 DOM
6. 2026-06-16
   days on market $41,000 Active 15 DOM
7. 2026-06-15
   days on market $41,000 Active 14 DOM
8. 2026-06-13
   days on market $41,000 Active 12 DOM
9. 2026-06-12
   days on market $41,000 Active 11 DOM
10. 2026-06-09
    days on market $41,000 Active 8 DOM
11. 2026-06-08
    days on market $41,000 Active 7 DOM
12. 2026-06-08
    days on market $41,000 Active 6 DOM
13. 2026-06-05
    days on market $41,000 Active 4 DOM
14. 2026-06-04
    days on market $41,000 Active 2 DOM
15. 2026-06-01
    remarks 243-char remark
16. 2026-06-01
    listed $41,000 Active 1 DOM

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,176 · $98/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,300
• − Mortgage interest: −$2,297
• − Property taxes: −$1,176
• − Insurance: −$205
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$1,193
• Taxable income: $7,142
• Est. tax owed @ 24.0%: −$1,714
• After-tax cash flow: $5,622/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)

No district data.

Livability — Eldorado

• Score: 61/100
• State rank: #276
• US rank: #17362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, OK
• Population (ZIP): 503

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 24,084 people
• By 2030: 23,476 · -2.5%
• By 2040: 22,731 · -5.6%
• By 2050: 22,586 · -6.2%
• By 2075: 25,413 · +5.5%
• By 2100: 31,069 · +29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 26% Two or more races 4% Native American 4%
• Hispanic origin (detail): Mexican 21% Dominican 3%
• Common ancestry: Scotch-Irish 2% Italian 2% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.3) · D 19.9% · R 78.2% · Other 1.9%
• 2008→2024 swing: -8.7pp toward R · 2008: -49.6pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.7 2016: R+57.6 2012: R+50.7 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.46%
• Current HPI: 180.5358
• 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

-17.2% since first listed

8 events — show timeline

• 2026-06-01 Listed $41,000 LBRMLS
• 2022-12-28 Sold (Public Records) $85,000 Public Records
• 2022-12-22 Sold (MLS) $85,000 MLSOK
• 2022-11-17 Pending — MLSOK
• 2022-11-01 Listed $85,000 MLSOK
• 2008-03-11 Sold (Public Records) $63,000 Public Records
• 2006-10-18 Sold (Public Records) $65,000 Public Records
• 1999-05-21 Sold (Public Records) $49,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,176 · +4.9% YoY. Source: county tax records.