14785 NE 63rd St · Jones, OK 73020

$175,000

3 bd · 2.0 ba · 1,078 sqft · Manufactured public records · 104 Days on market

Built 1978 5.33 ac lot ↓ 12% since listing

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 5.33 acres of well-maintained land ready for your next home site! This gorgeous property offers the perfect opportunity to place a new manufactured home, build a custom home, or create the barndo you’ve been dreaming of. The land is open, usable, and ready to go with a functioning water well already in place along with the propane tank set up, helping simplify the process for future improvements. A dump truck load of gravel is currently on the property and may be useful for driveway or site preparation. Additionally, there are 20+ steel anger, iron beams (20 ft ea) located on the property that could potentially be repurposed for future building projects. There is also a trai

Key facts

• Propane tank set up
• Iron beams
• 5.33 acres of land

Tags

• 5.33 ACRES OF LAND
• FUNCTIONING WATER WELL
• PROPANE TANK SET UP
• 20 STEEL ANGER
• IRON BEAMS

Property features AI

Finance

• Other: Property sits on approximately 5.33 acres
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No utility provider details provided
• Home design: Single-family residence; Residential property; One-level; Existing property
• Construction: Mobile construction; Metal roof; Conventional foundation; Homestead exempt
• Exterior features: Covered deck; Rural lot setting; Below-ground and outdoor storm shelter

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Floor furnace heating; Window unit(s) for cooling
• Interior features: One living area; Free-standing fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#189 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Jones (rural): math 25% / reading 26% proficiency, ranked #85 of 270 in OK (top 32%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jones Es (math 30% / reading 28%, grade F, #301 of 845 statewide, top 36%, 539 students, 0% FRL); Jones Hs (math 27% / reading 37%, grade F, #67 of 447 statewide, top 16%, 335 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 333 active listings in the ZIP; solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 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.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1978 — 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. 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?
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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.2

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-16,122
• Equity at exit: $26,093

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,792
• Equity at exit: $15,131

Cash invested: $49,000 (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 73020

• Active inventory: 333
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $192

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $313	-5% $252	+0% $192	+5% $131	+10% $71
Rent	-10% $52	-5% $122	+0% $192	+5% $262	+10% $332
Rate	-1.0pp $280	-0.5pp $236	base $192	+0.5pp $146	+1.0pp $100

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $175,000 Active 104 DOM
2. 2026-06-18
   days on market $175,000 Active 101 DOM
3. 2026-06-17
   days on market $175,000 Active 100 DOM
4. 2026-06-16
   days on market $175,000 Active 99 DOM
5. 2026-06-15
   days on market $175,000 Active 98 DOM
6. 2026-06-13
   days on market $175,000 Active 96 DOM
7. 2026-06-13
   days on market $175,000 Active 95 DOM
8. 2026-06-09
   days on market $175,000 Active 92 DOM
9. 2026-06-08
   days on market $175,000 Active 91 DOM
10. 2026-06-07
    days on market $175,000 Active 90 DOM
11. 2026-06-05
    days on market $175,000 Active 87 DOM
12. 2026-06-03
    days on market $175,000 Active 86 DOM
13. 2026-06-02
    days on market $175,000 Active 85 DOM
14. 2026-06-01
    days on market $175,000 Active 84 DOM
15. 2026-05-31
    days on market $175,000 Active 83 DOM
16. 2026-04-08
    price $175,000
17. 2026-03-09
    listed $200,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $21,282
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,091
• Taxable loss: −$517
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,424/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: Jones
• NCES district ID: 4015840
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $56,636
• Composite: 23.11/100
• National rank: #7962
• State rank: #85 of 270 in OK

Livability — Jones

• Score: 64/100
• State rank: #189
• US rank: #14829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jones, OK
• County: Oklahoma County · 771,644 people
• City population: 7,123
• Metro: Oklahoma City, OK
• Population (ZIP): 25,645
• Household income: $104,601
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 258.0

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 8% Hispanic / Latino 6% Black 5% Native American 4% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.61%
• Current HPI: 240.9989
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

-12.5% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $175,000 MLSOK
• 2026-03-09 Listed $200,000 MLSOK

Property tax history

+1.9%/yr

Latest (2025): $154 · -0.4% YoY. Source: county tax records.