1704 East Creek Dr · Enid, OK 73701

$1,550

6 bd · None ba · — sqft · MultiFamily · 48 Days on market

Built 2026 8,276 sqft lot

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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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

New Construction Duplexes for rent. Rental price is $1650.00/month. Each side offers 1300 square feet units with 3 BR, 2BA, 1 GAR, with laundry hook up. Only minutes to VANCE AFB main gate.

Key facts

• 8,276 sq ft lot
• Built 2026
• Listed 47 days

Property features AI

Finance

• Other: Lot approximately 90' x 95' (0.19 acres); Zoned for multi-family; Located in South Creek Addition

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential (duplex/triplex/fourplex); 1 story
• Construction: Frame construction; Slab foundation
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Range; Oven; Disposal
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Range; Oven; Disposal

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath multifamily listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 1283.6% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coolidge Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 381 students, 0% FRL); Longfellow Ms (math 8% / reading 12%, grade F, #277 of 345 statewide, top 83%, 503 students, 0% FRL); Enid Hs (math 14% / reading 26%, grade F, #236 of 447 statewide, top 61%, 2,252 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.2%/yr); 84 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).
• At $2,102/mo this rent would consume 50% of the median local household income ($51k/yr) (locally 576% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10 of loan paydown is wiped out by about $46 of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $434 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 135.61% ✓
• Cap rate: 1283.61%
• Cash-on-cash: 4561.85%
• DSCR: 203.98
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.16% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 243.40×
• Total profit: $105,200
• Equity at exit: $231

10-year hold

• IRR: —
• Equity multiple: 527.36×
• Total profit: $228,439
• Equity at exit: $134

Cash invested: $434 (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 73701

• Home prices YoY: -30.2%
• Rents YoY: 3.2%
• Active inventory: 84
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $23/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,650

Break-even live

Break-even rent $14

Max offer price $1,550

Occupancy floor 17%

Sensitivity live

Price	-10% $1,651	-5% $1,650	+0% $1,650	+5% $1,649	+10% $1,649
Rent	-10% $1,484	-5% $1,567	+0% $1,650	+5% $1,733	+10% $1,816
Rate	-1.0pp $1,651	-0.5pp $1,650	base $1,650	+0.5pp $1,649	+1.0pp $1,649

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,102
Total (2 units)			$2,102

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: $388
• Closing costs: $46
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $1,550 Active 48 DOM
2. 2026-06-19
   days on market $1,550 Active 46 DOM
3. 2026-06-18
   days on market $1,550 Active 45 DOM
4. 2026-06-17
   days on market $1,550 Active 44 DOM
5. 2026-06-16
   days on market $1,550 Active 43 DOM
6. 2026-06-15
   days on market $1,550 Active 42 DOM
7. 2026-06-14
   days on market $1,550 Active 40 DOM
8. 2026-06-12
   pricedays on market $1,550 Active 39 DOM
9. 2026-06-09
   days on market $1,650 Active 36 DOM
10. 2026-06-08
    days on market $1,650 Active 35 DOM
11. 2026-06-07
    days on market $1,650 Active 34 DOM
12. 2026-06-02
    days on market $1,650 Active 29 DOM
13. 2026-06-01
    days on market $1,650 Active 28 DOM
14. 2026-05-31
    days on market $1,650 Active 27 DOM
15. 2026-05-30
    days on market $1,650 Active 26 DOM
16. 2026-05-04
    listed $1,650 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,224
• − Mortgage interest: −$87
• − Property taxes: −$23
• − Insurance: −$8
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$45
• Taxable income: $21,025
• Est. tax owed @ 24.0%: −$5,046
• After-tax cash flow: $14,752/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 24,476
• Household income: $50,843
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 576.0

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 11% Pacific Islander 10% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Asian/Pacific 6%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.42%
• Current HPI: 169.408
• Rent YoY: ▲ 3.16%
• Metro: Enid, 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

1 event — show timeline

• 2026-05-04 Listed $1,650 NWOAR