301 S Long · Kiowa, OK 74553

$90,000

2 bd · 1.0 ba · 1,092 sqft · Manufactured public records · 118 Days on market

Built 1999 0.48 ac lot

---

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 +25.3/30.0
• DSCR +8.3/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 Bedroom, 2 Bath Home on ½ Acre Near Kiowa Park Well-maintained 3 bedroom, 2 bathroom home situated on approximately one-half acre in a convenient location near Kiowa Park. This property offers functional living space along with several valuable exterior improvements. Recent updates include a brand-new roof and a newly installed 2-car carport providing covered parking. The home also features a storm cellar for added safety. The spacious yard includes mature fruit trees, a chicken coop, and a storage shed, offering versatility for gardening, small hobby farming, or additional storage needs. Property highlights: • 3 Bedrooms • 2 Bathrooms • Approx. ½ Acr

Key facts

• Mature fruit trees
• Storage shed
• New 2-car carport

Tags

• NEW ROOF
• NEW 2-CAR CARPORT
• STORM CELLAR
• STORAGE SHED
• CHICKEN COOP
• MATURE FRUIT TREES

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Double wide manufactured home; Single-story; Faces east; Tie down foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Shed(s); Partial fencing; Storm shelter; Corner lot; Fruit trees; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Gas range connection; Vinyl window frames; No additional interior exterior features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#363 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime D+, amenities F.
• Kiowa (rural): math 40% / reading 35% proficiency, ranked #147 of 513 in OK (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $6k appreciation (6.2% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $90k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 1.05% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.58×
• Total profit: $39,861
• Equity at exit: $57,590

10-year hold

• IRR: 22.3%
• Equity multiple: 5.24×
• Total profit: $106,789
• Equity at exit: $105,323

Cash invested: $25,200 (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 74553

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $203

Break-even live

Break-even rent $687

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $90,000 Active 118 DOM
2. 2026-06-17
   days on market $90,000 Active 117 DOM
3. 2026-06-16
   days on market $90,000 Active 116 DOM
4. 2026-06-15
   days on market $90,000 Active 115 DOM
5. 2026-06-13
   days on market $90,000 Active 113 DOM
6. 2026-06-12
   days on market $90,000 Active 112 DOM
7. 2026-06-09
   days on market $90,000 Active 109 DOM
8. 2026-06-08
   days on market $90,000 Active 108 DOM
9. 2026-06-08
   days on market $90,000 Active 107 DOM
10. 2026-06-05
    days on market $90,000 Active 105 DOM
11. 2026-06-04
    days on market $90,000 Active 103 DOM
12. 2026-06-02
    days on market $90,000 Active 102 DOM
13. 2026-06-01
    days on market $90,000 Active 101 DOM
14. 2026-05-31
    days on market $90,000 Active 100 DOM
15. 2026-03-30
    price $90,000
16. 2026-02-19
    listed $108,000 Active
17. 2013-05-01
    soldstatus $55,000

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$409/yr (+$34/mo · 102.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $11,337
• − Mortgage interest: −$5,041
• − Property taxes: −$401
• − Insurance: −$450
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,618
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,198/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: Kiowa
• NCES district ID: 4016650
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $37,966
• Composite: 33.81/100
• National rank: #10386
• State rank: #147 of 513 in OK

Livability — Kiowa

• Score: 60/100
• State rank: #363
• US rank: #19301

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: Kiowa, OK
• Population (ZIP): 1,374

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 67% Two or more races 26% Native American 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.18%
• Current HPI: 288.3942
• 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

+63.6% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $90,000 MLS Technology, Inc.
• 2026-02-19 Listed $108,000 MLS Technology, Inc.
• 2013-05-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $401 · -5.9% YoY. Source: county tax records.