61113 E 310 Rd · Grove, OK 74344

$185,000

2 bd · 3.0 ba · 1,384 sqft · Manufactured public records · 120 Days on market

Built 1977 0.28 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity!! Where can you get an immediate 12 percent return on your investment?? Right Here! With 2 properties that are currently occupied with long-term renters, you can sit back and reap the benefits immediately! Both Properties have a deeded access to the community swim dock! Property 1 - A Lakeview 4 bdrm/2 bath mobile/modular w/ nice lakeview patio to enjoy grilling & family gatherings. Property 2 - A charming studio cabin w/ wooded view that was remodeled in 2023, offers stylish upgrades including tile floors, a luxurious jetted tub, and an attached pull-through garage for added convenience. Whether you're looking for a lakeside getaway, a family home, or a turn

Key facts

• Remodeled
• Stylish upgrades
• Deeded access

Tags

• DEEDED ACCESS
• COMMUNITY SWIM DOCK
• LAKEVIEW PATIO
• WOODED VIEW
• REMODELED
• STYLISH UPGRADES

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Storm shelter; Smoke detector(s)
• Utilities: Cable available; Electricity available; Water available (public and well); Septic tank
• Home design: Single-story property; Single wide mobile home; Faces north
• Construction: Log and manufactured construction; Shake roof; Crawlspace foundation; Built year per public records
• Exterior features: Patio; Dirt and gravel driveways; Storm shelter; Smoke detector(s); Water access with Grand Lake and river access

Interior

• Kitchen: Country-style kitchen; Oven; Range; Stove; Refrigerator
• Bedrooms: Master bedroom with separate closets (first level); Three additional first-level bedrooms
• Flooring: Laminate; Tile
• Bathrooms: Three full bathrooms; Master bath (full); Hall bath with bathtub (full)
• Heating & cooling: Electric heating; Geothermal heating and cooling; Heat pump; Window unit(s) for cooling
• Interior features: Granite counters; Ceiling fan(s); Electric oven connection; Aluminum and vinyl windows; Crawlspace basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#361 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, crime D, schools D-.
• 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: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1977 — 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. 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?
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: 1.08% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.7

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-747
• Equity at exit: $27,584

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $36,802
• Equity at exit: $15,995

Cash invested: $51,800 (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: 116
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $460

Break-even live

Break-even rent $1,418

Max offer price $185,000

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Anchor Rd Grove, OK	3.0	2.0	1600	$2,000	$1.25	21d	1	0.91mi

Listing history 23 events

1. 2026-06-18
   days on market $185,000 Active 120 DOM
2. 2026-06-17
   days on market $185,000 Active 119 DOM
3. 2026-06-16
   days on market $185,000 Active 118 DOM
4. 2026-06-15
   days on market $185,000 Active 117 DOM
5. 2026-06-13
   days on market $185,000 Active 115 DOM
6. 2026-06-12
   days on market $185,000 Active 114 DOM
7. 2026-06-09
   days on market $185,000 Active 111 DOM
8. 2026-06-08
   days on market $185,000 Active 110 DOM
9. 2026-06-08
   days on market $185,000 Active 109 DOM
10. 2026-06-07
    days on market $185,000 Active 108 DOM
11. 2026-06-04
    days on market $185,000 Active 105 DOM
12. 2026-06-02
    days on market $185,000 Active 104 DOM
13. 2026-06-01
    days on market $185,000 Active 103 DOM
14. 2026-05-31
    days on market $185,000 Active 102 DOM
15. 2026-02-18
    listed $185,000 Active
16. 2026-02-15
    historical
17. 2025-10-29
    price $199,000
18. 2025-09-04
    price $225,000
19. 2025-08-22
    listed $250,000 Active
20. 2021-07-23
    soldstatus $560,000
21. 2013-05-14
    soldstatus $75,000
22. 2000-02-17
    soldstatus $62,000
23. 1995-08-24
    soldstatus $58,000

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$792/yr (+$66/mo · 90.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $24,000
• − Mortgage interest: −$10,363
• − Property taxes: −$873
• − Insurance: −$925
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,382
• Taxable income: $2,617
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $4,892/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 — Grove

• Score: 60/100
• State rank: #361
• US rank: #19188

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

• 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

+219.0% since first listed

9 events — show timeline

• 2026-02-18 Listed $185,000 MLS Technology, Inc.
• 2026-02-15 Listing Removed — MLS Technology, Inc.
• 2025-10-29 Price Changed $199,000 MLS Technology, Inc.
• 2025-09-04 Price Changed $225,000 MLS Technology, Inc.
• 2025-08-22 Listed $250,000 MLS Technology, Inc.
• 2021-07-23 Sold (Public Records) $560,000 Public Records
• 2013-05-14 Sold (Public Records) $75,000 Public Records
• 2000-02-17 Sold (Public Records) $62,000 Public Records
• 1995-08-24 Sold (Public Records) $58,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $873 · +6.2% YoY. Source: county tax records.