1991 N Colcord Ave · Colcord, OK 74338

$192,000

2 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 197 Days on market

Built 1993 0.60 ac lot Est $255k · 25% under ↓ 9% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Less land-mls 1329021

Key facts

• Custom kitchen
• Covered porches
• Detached workshop

Tags

• OPEN-CONCEPT LAYOUT
• CUSTOM KITCHEN
• DETACHED WORKSHOP
• COVERED PORCHES

Property features AI

Exterior

• Parking: Detached garage with workshop; 1 garage space
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (public and rural); Septic tank
• Home design: Double wide manufactured home; Single-story; Faces east; Handicap accessible; Home warranty included
• Construction: HardiPlank-type siding; Manufactured construction; Asphalt/fiberglass roof; Crawlspace/permanent foundation with tie-downs; Built as recorded in public records
• Exterior features: Covered balcony, deck, patio and porch; Shed(s); Storage; Workshop; No additional exterior features listed; Additional land available

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Laminate counters; Ceiling fan(s); Accessible approach with ramp; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $192k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $169k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#402 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Colcord (rural): math 22% / reading 26% proficiency, ranked #135 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $254,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57443 667	0.37mi	3/2.0 (+1)	1,440 (-14%)	23mo	$220,000	$153	36

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: 18.6%
• Equity multiple: 2.06×
• Total profit: $56,984
• Equity at exit: $86,332

10-year hold

• IRR: 19.9%
• Equity multiple: 3.89×
• Total profit: $155,540
• Equity at exit: $133,047

Cash invested: $53,760 (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 74338

• Active inventory: 36
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,352 medium
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $531

Break-even live

Break-even rent $1,680

Max offer price $192,000

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-14
   status $192,000 Pending 197 DOM
2. 2026-06-10
   days on market $192,000 Active 197 DOM
3. 2026-06-09
   days on market $192,000 Active 196 DOM
4. 2026-06-08
   days on market $192,000 Active 195 DOM
5. 2026-06-07
   days on market $192,000 Active 194 DOM
6. 2026-06-05
   days on market $192,000 Active 191 DOM
7. 2026-06-03
   days on market $192,000 Active 190 DOM
8. 2026-06-02
   days on market $192,000 Active 189 DOM
9. 2026-06-01
   days on market $192,000 Active 188 DOM
10. 2026-05-31
    days on market $192,000 Active 187 DOM
11. 2026-05-31
    days on market $192,000 Active 186 DOM
12. 2026-02-21
    status Active

    Show marketing remark (962 chars)

    Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Add'l land available mls 1329023

13. 2026-02-21
    status Active 951-char remark

    Show marketing remark (962 chars)

    Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Add'l land available mls 1329023

14. 2026-02-21
    status Active 962-char remark

    Show marketing remark (962 chars)

    Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Add'l land available mls 1329023

15. 2026-02-15
    historical 962-char remark

    Show marketing remark (951 chars)

    Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Less land-mls 1329021

16. 2026-02-15
    status Pending

    Show marketing remark (951 chars)

    Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Less land-mls 1329021

17. 2026-02-15
    status Pending 951-char remark

    Show marketing remark (951 chars)

    Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Less land-mls 1329021

18. 2025-11-20
    listed $205,000 Active 951-char remark

    Show marketing remark (962 chars)

    Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Add'l land available mls 1329023

19. 2025-11-20
    listed $192,000 Active 962-char remark

    Show marketing remark (962 chars)

    Welcome to 1991 N. Colcord Ave, a beautiful DW manufactured home that offers the warmth of country living with modern conveniences. Orig. built in '93 as a 3-bedroom, this home was completely gutted and rebuilt in '06, converting it into a custom residence w/ 2-master suites. Highlights: Spacious, open-concept layout w/ abundant natural light and flexible living areas. Custom kitchen with upgraded cabinetry, ample prep space, and a layout that encourages gathering. 2-master suites (17X12), each w/ walk-in closets and private baths. Custom cabinetry work and quality fixtures throughout both bathrooms. Detached workshop/storage building for tools, equipment, or hobby space. Covered porches for relaxing evenings and watching the sunset. Generous outdoor space perfect for gardening, small livestock, or simply enjoying the peaceful surroundings. This property offers the perfect blend of comfort, utility, and rural charm. Add'l land available mls 1329023

20. 2025-11-19
    listed $192,000 Active
21. 2025-10-24
    price $205,000
22. 2025-08-22
    price $210,000

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 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: $28,221
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$5,585
• Taxable income: $3,525
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $5,526/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: Colcord
• NCES district ID: 4008250
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $34,595
• Composite: 19.75/100
• National rank: #8710
• State rank: #135 of 270 in OK

Livability — Colcord

• Score: 59/100
• State rank: #402
• US rank: #20420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colcord, OK
• Population (ZIP): 5,306

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 41,302 people
• By 2030: 40,888 · -1.0%
• By 2040: 39,802 · -3.6%
• By 2050: 38,839 · -6.0%
• By 2075: 37,438 · -9.4%
• By 2100: 34,910 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 55% Native American 24% Two or more races 16% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Portuguese 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -33.8pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+54.1 2012: R+41.3 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-8.6% since first listed

11 events — show timeline

• 2026-02-21 Relisted — MLS Technology, Inc.
• 2026-02-21 Relisted — NWARMLS
• 2026-02-21 Relisted — NWARMLS
• 2026-02-15 Delisted — NWARMLS
• 2026-02-15 Pending — MLS Technology, Inc.
• 2026-02-15 Pending — NWARMLS
• 2025-11-20 Listed $192,000 NWARMLS
• 2025-11-20 Listed $205,000 NWARMLS
• 2025-11-19 Listed $192,000 MLS Technology, Inc.
• 2025-10-24 Price Changed $205,000 NWARMLS
• 2025-08-22 Price Changed $210,000 NWARMLS

Property tax history

-3.9%/yr

Latest (2025): $201 · -0.5% YoY. Source: county tax records.