310 Ellen Way · Gracemont, OK 73042

$99,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 236 Days on market

Built 2006 0.30 ac lot

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0

Listing remarks

Unique Barn dominium featuring 2 large bedrooms 2 spacious bathrooms. . A Chef friendly kitchen with pull-out drawers, country kitchen sink inviting you into the open concept dining/living area, just off the living area is a nice mud room with tons of storage, big enough for an additional upright and chest freezer. The town of Gracemont boast one of the sweetest small schools in western OK where every student is not only pampered but treasured. .. Downtown has a Mayberry feeling including the Family Diner, First State Bank and multiple community churches. ..

Key facts

• Nice mud room
• Country kitchen sink
• Tons of storage

Tags

• CHEF FRIENDLY KITCHEN
• COUNTRY KITCHEN SINK
• OPEN CONCEPT DINING
• TONS OF STORAGE
• NICE MUD ROOM

Property features AI

Finance

• Other: Interior living area reported as 1,400; Property status: Active; Occupied
• Financial info: Current price listed (information available in listing); Assumability: Unknown
• HOA & community: No mandatory association dues

Exterior

• Utilities: No storm shelter
• Home design: Single-family residential; One level; Existing property; Homestead exempt
• Construction: Metal siding; Metal roof; Slab foundation; Built from plans
• Exterior features: Covered patio; Outbuildings; Porch; Interior lot

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: No fireplace; Not an in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#563 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Gracemont (rural): math 2% / reading 2% proficiency, ranked #266 of 270 in OK (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gracemont Es (math 2% / reading 2%, grade F, #802 of 845 statewide, top 100%, 91 students, 0% FRL); Gracemont Hs (math 24% / reading 24%, grade F, #150 of 447 statewide, top 48%, 34 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Caddo County population projected to shrink 7% 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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. 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?
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 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: 1.11% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 7.5

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $271
• Equity at exit: $14,895

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $21,356
• Equity at exit: $8,638

Cash invested: $27,972 (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 73042

• Home prices YoY: -1.2%
• Active inventory: 7
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $259

Break-even live

Break-even rent $784

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 236 DOM
2. 2026-06-17
   days on market $99,900 Active 235 DOM
3. 2026-06-16
   days on market $99,900 Active 234 DOM
4. 2026-06-15
   days on market $99,900 Active 233 DOM
5. 2026-06-13
   days on market $99,900 Active 231 DOM
6. 2026-06-12
   days on market $99,900 Active 230 DOM
7. 2026-06-09
   days on market $99,900 Active 227 DOM
8. 2026-06-08
   days on market $99,900 Active 226 DOM
9. 2026-06-08
   days on market $99,900 Active 225 DOM
10. 2026-06-05
    days on market $99,900 Active 223 DOM
11. 2026-06-04
    days on market $99,900 Active 221 DOM
12. 2026-06-02
    days on market $99,900 Active 220 DOM
13. 2026-06-01
    days on market $99,900 Active 219 DOM
14. 2026-05-31
    days on market $99,900 Active 218 DOM
15. 2025-10-25
    listed $99,900 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: $646 · $54/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$253/yr (+$21/mo · 39.2%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,340
• − Mortgage interest: −$5,596
• − Property taxes: −$646
• − Insurance: −$500
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,906
• Taxable income: $1,558
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,732/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: Gracemont
• NCES district ID: 4013080
• Math proficiency: 2% ▲ 2.50%
• Reading proficiency: 2% ▼ -12.50%
• Median HH income: $43,387
• Composite: 2.78/100
• National rank: #10085
• State rank: #266 of 270 in OK

Livability — Gracemont

• Score: 55/100
• State rank: #563
• US rank: #23589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gracemont, OK
• Population (ZIP): 1,071

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 57% Native American 17% Two or more races 17% Hispanic / Latino 14%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.52%
• Current HPI: 294.9995
• 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

1 event — show timeline

• 2025-10-25 Listed $99,900 MLSOK

Property tax history

+1.7%/yr

Latest (2025): $646 · +1.4% YoY. Source: county tax records.