711 Northridge Dr · Adair, OK 74361

$149,900

3 bd · 2.0 ba · 1,184 sqft · Manufactured public records · 25 Days on market

Built 2012 2.50 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nicely redone mobile in the country on 2.5 acres with lots of trees for privacy, new flooring, new appliances, new porch off front door, new deck off back door, nice bathrooms, and large closet off master suite (septic inspected and signed off on, heat & air unit just serviced).

Key facts

• Lots of trees
• New flooring
• New porch

Tags

• 2.5 ACRES
• LOTS OF TREES
• NEW FLOORING
• NEW APPLIANCES
• NEW PORCH
• NEW DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $130k (13.1% below list).
• Recommended offer: $130k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#56 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools C-, amenities F, commute F.
• Adair (rural): math 37% / reading 30% proficiency, ranked #43 of 270 in OK (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 159 active listings in the ZIP; 23 units permitted in Mayes 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 $4k of value loss. Plan a longer hold.
• Mayes County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $130,335 (13.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 9.6

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-15,758
• Equity at exit: $22,351

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,921
• Equity at exit: $12,961

Cash invested: $41,972 (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 74361

• Active inventory: 159
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $135

Break-even live

Break-even rent $1,132

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $220	-5% $177	+0% $135	+5% $93	+10% $50
Rent	-10% $32	-5% $84	+0% $135	+5% $187	+10% $238
Rate	-1.0pp $211	-0.5pp $173	base $135	+0.5pp $96	+1.0pp $57

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $149,900 Active 25 DOM
2. 2026-06-17
   days on market $149,900 Active 24 DOM
3. 2026-06-16
   days on market $149,900 Active 23 DOM
4. 2026-06-15
   days on market $149,900 Active 22 DOM
5. 2026-06-13
   days on market $149,900 Active 20 DOM
6. 2026-06-13
   days on market $149,900 Active 19 DOM
7. 2026-06-10
   days on market $149,900 Active 17 DOM
8. 2026-06-09
   days on market $149,900 Active 16 DOM
9. 2026-06-08
   days on market $149,900 Active 15 DOM
10. 2026-06-07
    days on market $149,900 Active 14 DOM
11. 2026-06-03
    days on market $149,900 Active 10 DOM
12. 2026-06-02
    days on market $149,900 Active 9 DOM
13. 2026-06-01
    days on market $149,900 Active 8 DOM
14. 2026-05-31
    days on market $149,900 Active 7 DOM
15. 2026-04-21
    status Pending
16. 2026-04-17
    listed $149,900 Active

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$796/yr (+$66/mo · 144.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,640
• − Mortgage interest: −$8,397
• − Property taxes: −$553
• − Insurance: −$750
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$4,361
• Taxable loss: −$922
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,842/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: Adair
• NCES district ID: 4002460
• Math proficiency: 37% ▼ -17.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $51,838
• Composite: 29.32/100
• National rank: #6549
• State rank: #43 of 270 in OK

Livability — Adair

• Score: 69/100
• State rank: #56
• US rank: #9020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mayes County · 17,612 people
• City population: 2,471
• Metro: nan
• Population (ZIP): 17,612
• Household income: $58,681
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 326.0

Population outlook (Mayes County) Hauer SSP2

• Today (2025): 39,941 people
• By 2030: 39,172 · -1.9%
• By 2040: 37,540 · -6.0%
• By 2050: 35,854 · -10.2%
• By 2075: 32,361 · -19.0%
• By 2100: 28,054 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 65% Native American 18% Two or more races 13% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Mayes

• 2024 margin: Solid R (+57.5) · D 20.3% · R 77.8% · Other 1.9%
• 2008→2024 swing: -29.4pp toward R · 2008: -28.1pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+51.7 2012: R+33.3 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.81%
• Current HPI: 247.7737
• Rent YoY: —
• Metro: nan
• 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

2 events — show timeline

• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-04-17 Listed $149,900 MLS Technology, Inc.

Property tax history

+2.4%/yr

Latest (2025): $553 · +3.2% YoY. Source: county tax records.