25640 S 607 Rd · Copeland, OK 74344

$85,000

3 bd · 1.0 ba · 744 sqft · Manufactured public records · 103 Days on market

Built 1969 6,750 sqft lot $43/mo HOA · 4% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this remodeled mobile home in the Holiday Shores subdivision. Originally built in 1969, this home was thoughtfully updated in 2022. Updates include sheetrock, windows, mini-splits, and updated pex plumbing. Whether you're looking for a full-tine residence, weekend getaway, or investment opportunity, this property provides a great option near the water. Located in Holiday Shores, you'll enjoy convenient lake access just a short distance away - perfect for fishing, boating, and relaxing outdoors. Don't miss your chance!

Key facts

• Updated pex plumbing
• 6,750 sq ft lot
• Built 1969

Tags

• REMODELED MOBILE HOME
• UPDATED PEX PLUMBING
• CONVENIENT LAKE ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $510

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Aluminum siding; Metal roof; Built (year per public records)
• Exterior features: Partial fencing; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Propane heating
• Interior features: Granite counters; Vinyl window frames; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#312 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• 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: 118 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.27%
• DSCR: 1.86
• GRM: 5.8

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $10,585
• Equity at exit: $12,674

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $40,625
• Equity at exit: $7,349

Cash invested: $23,800 (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: 118
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$35
• HOA: −$43
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $382

Break-even live

Break-even rent $737

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $430	-5% $406	+0% $382	+5% $358	+10% $334
Rent	-10% $286	-5% $334	+0% $382	+5% $430	+10% $479
Rate	-1.0pp $425	-0.5pp $404	base $382	+0.5pp $360	+1.0pp $338

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-21
   days on market $85,000 Active 103 DOM
2. 2026-06-21
   days on market $85,000 Active 102 DOM
3. 2026-06-18
   days on market $85,000 Active 100 DOM
4. 2026-06-17
   days on market $85,000 Active 99 DOM
5. 2026-06-16
   days on market $85,000 Active 98 DOM
6. 2026-06-15
   days on market $85,000 Active 97 DOM
7. 2026-06-13
   days on market $85,000 Active 95 DOM
8. 2026-06-12
   days on market $85,000 Active 94 DOM
9. 2026-06-09
   days on market $85,000 Active 91 DOM
10. 2026-06-08
    days on market $85,000 Active 90 DOM
11. 2026-06-08
    days on market $85,000 Active 89 DOM
12. 2026-06-07
    days on market $85,000 Active 88 DOM
13. 2026-06-04
    days on market $85,000 Active 85 DOM
14. 2026-06-02
    days on market $85,000 Active 84 DOM
15. 2026-06-01
    days on market $85,000 Active 83 DOM
16. 2026-05-31
    days on market $85,000 Active 82 DOM
17. 2026-03-10
    listed $85,000 Active
18. 2022-12-28
    soldstatus $76,000

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$66/yr (+$5/mo · 9.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,652
• − Mortgage interest: −$4,761
• − Property taxes: −$699
• − Insurance: −$425
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − HOA: −$516
• − Depreciation: −$2,473
• Taxable income: $3,434
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $3,762/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 — Copeland

• Score: 61/100
• State rank: #312
• US rank: #18050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copeland, 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

+11.8% since first listed

2 events — show timeline

• 2026-03-10 Listed $85,000 MLS Technology, Inc.
• 2022-12-28 Sold (Public Records) $76,000 Public Records

Property tax history

+16.9%/yr

Latest (2025): $699 · +1.5% YoY. Source: county tax records.