711 W C St

Eldorado, OK 73537

$41,000B+

3 bd · 2.0 ba · 1,800 sqft · Built 1980 · SingleFamily · Active · 21 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,192/mo
• Mortgage (P&I): −$215
• Tax + insurance: −$115
• HOA: −$0
• Vac / Maint / Mgmt: −$250
• Net cashflow: $611/mo
• Annual: $7,336/yr
• Cap rate: 24.19%
• Cash-on-cash: 63.90%
• DSCR: 3.84
• 1% rule: 2.91%
• Cash to close: $11,480

Investor read

• This is a 3-bed/2.0-bath single-family listed at $41k.
• 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).
• It's been on market 21 days — a 2% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $40k (1.5% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($283 loan paydown + $2k appreciation (4.5% local appreciation)).
• 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).
• Watch-outs: property tax is 2.9% of price.
• Market conditions: 4 active listings in the ZIP; 8 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).
• Jackson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.
• 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.

Questions for listing agent

• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.