215 E 7th · Grove, OK 74344

$180,000

3 bd · 2.0 ba · 1,497 sqft · SingleFamily public records · 87 Days on market

Built 1975 0.26 ac 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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom, 2 bath rock home located in the heart of Grove! This well-maintained home was updated in 2018 and features fresh interior paint completed within the last couple of months. The property offers a fenced backyard with a shed for storage, perfect for pets, outdoor entertaining, or relaxing evenings at home. Conveniently located just minutes from dining, shopping, schools, and medical facilities, you'll enjoy both comfort and accessibility. Whether you're looking for a primary residence or an investment opportunity, this centrally located Grove home is one you won't want to miss!

Key facts

• Shed for storage
• Updated in 2018
• Centrally located

Tags

• FENCED BACKYARD
• SHED FOR STORAGE
• UPDATED IN 2018
• FRESH INTERIOR PAINT
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south
• Construction: Stone construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Patio; Shed(s); Chain link fencing

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Stove; Refrigerator; Electric water heater
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceramic counters; Granite counters; Ceiling fan(s); Electric oven and range connections; Wood frame windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $49 ($589/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (16.3% below list).
• Recommended offer: $151k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#361 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, crime D, schools D-.
• Grove (town): math 26% / reading 31% proficiency, ranked #77 of 270 in OK (top 28%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $132k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,676 (16.3% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-26,083
• Equity at exit: $26,839

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-18,852
• Equity at exit: $15,563

Cash invested: $50,400 (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 74344

• Home prices YoY: -4.8%
• Active inventory: 116
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $49

Break-even live

Break-even rent $1,445

Max offer price $180,000

Occupancy floor 92%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 S Mill St Grove, OK	2.0	2.0	1267	$1,400	$1.10	21d	1	0.38mi
221 Anchor Rd Grove, OK	3.0	2.0	1600	$2,000	$1.25	21d	1	1.32mi
63020 E 285 Ct Unit A Grove, OK	3.0	2.0	1200	$1,300	$1.08	14d	1	1.48mi

Listing history 9 events

1. 2026-06-01
   status $180,000 Pending 87 DOM
2. 2026-06-01
   days on market $180,000 Active 87 DOM
3. 2026-05-31
   days on market $180,000 Active 86 DOM
4. 2026-05-06
   price $180,000
5. 2026-04-13
   price $190,000
6. 2026-03-06
   listed $200,000 Active
7. 2020-09-21
   soldstatus $131,500
8. 2010-11-29
   soldstatus $100,000
9. 2010-08-05
   soldstatus $45,000

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$152/yr (+$13/mo · 10.4%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,081
• − Mortgage interest: −$10,083
• − Property taxes: −$1,468
• − Insurance: −$900
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,236
• Taxable loss: −$2,499
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $1,189/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: Grove
• NCES district ID: 4013530
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $39,379
• Composite: 23.93/100
• National rank: #7785
• State rank: #77 of 270 in OK

Livability — Grove

• Score: 60/100
• State rank: #361
• US rank: #19188

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grove, OK
• Population (ZIP): 14,386

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 11% Native American 11% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -14.29%
• Current HPI: 281.8539
• 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

+300.0% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $180,000 MLS Technology, Inc.
• 2026-04-13 Price Changed $190,000 MLS Technology, Inc.
• 2026-03-06 Listed $200,000 MLS Technology, Inc.
• 2020-09-21 Sold (Public Records) $131,500 Public Records
• 2010-11-29 Sold (Public Records) $100,000 Public Records
• 2010-08-05 Sold (Public Records) $45,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,468 · +6.5% YoY. Source: county tax records.