2003 Bristow Point Rd · Crowder, OK 74501

$45,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 238 Days on market

Built 1994 0.33 ac lot

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

Listing remarks

Interior lot w/ singlewide mobile home which has been almost gutted except electric stove, vent hood, & a double door refrigerator. The roof and the flooring appear to be solid condition but most of the flooring is down to subflooring. There is a half stone wall in front of the property and there are semicircular stone steps leading to the front door with railing nearby. (unattached) There is a nice bar dividing the kitchen & living room. There is a utility room near the backdoor. Backdoor leads onto a sturdy covered deck. The lot size is . 33 acres. The seller said his plumbing was completely redone before they were put into the nursing home. Seller is very motivated to sell.

Key facts

• Vent hood
• Bar dividing kitchen
• Electric stove

Tags

• ELECTRIC STOVE
• VENT HOOD
• DOUBLE DOOR REFRIGERATOR
• HALF STONE WALL
• SEMICIRCULAR STONE STEPS
• BAR DIVIDING KITCHEN

Property features AI

Finance

• Other: Located less than 5 miles from Eufaula Lake; Lot approximately 0.333 acres
• Financial info: Financial specifics not provided
• HOA & community: Pets allowed

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Rural water; Lagoon (sewer)
• Home design: Single-wide mobile home; 1 story; Faces east; Crawlspace foundation
• Construction: Aluminum siding; Metal roof; Built year from public records (year not specified)
• Exterior features: Deck; Storage structure; Partial barbed wire fencing; No other exterior features listed

Interior

• Kitchen: Electric oven; Range; Refrigerator
• Bedrooms: Great Room (first level)
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Ceiling fan(s); Aluminum window frames; Electric oven and range connections; No additional interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, first level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#298 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Crowder (rural): math 25% / reading 25% proficiency, ranked #328 of 513 in OK (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Pittsburg 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago 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.
• Current owner paid $15k; list at $45k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 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: 2.48% ✓
• Cap rate: 21.56%
• Cash-on-cash: 54.52%
• DSCR: 3.43
• GRM: 3.4

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: 52.7%
• Equity multiple: 3.32×
• Total profit: $29,182
• Equity at exit: $6,710

10-year hold

• IRR: 58.0%
• Equity multiple: 6.75×
• Total profit: $72,424
• Equity at exit: $3,891

Cash invested: $12,600 (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 74501

• Home prices YoY: -25.8%
• Active inventory: 131
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $572

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 44%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $45,000 Active 238 DOM
2. 2026-06-17
   days on market $45,000 Active 237 DOM
3. 2026-06-16
   days on market $45,000 Active 236 DOM
4. 2026-06-15
   days on market $45,000 Active 235 DOM
5. 2026-06-13
   days on market $45,000 Active 233 DOM
6. 2026-06-12
   days on market $45,000 Active 232 DOM
7. 2026-06-09
   days on market $45,000 Active 229 DOM
8. 2026-06-08
   days on market $45,000 Active 228 DOM
9. 2026-06-08
   days on market $45,000 Active 227 DOM
10. 2026-06-05
    days on market $45,000 Active 225 DOM
11. 2026-06-04
    days on market $45,000 Active 223 DOM
12. 2026-06-02
    days on market $45,000 Active 222 DOM
13. 2026-06-01
    days on market $45,000 Active 221 DOM
14. 2026-05-31
    days on market $45,000 Active 220 DOM
15. 2026-01-12
    status Active
16. 2025-12-28
    status Pending
17. 2025-10-07
    listed $45,000 Active
18. 2025-10-03
    historical
19. 2025-09-26
    listed $59,900 Active
20. 2025-09-03
    historical
21. 2025-03-25
    price $59,900
22. 2025-03-03
    listed $45,000 Active
23. 2025-02-27
    historical
24. 2024-10-18
    listed $97,000 Active
25. 2014-09-15
    soldstatus $15,000
26. 2014-07-21
    listed $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,419
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$1,309
• Taxable income: $6,542
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $5,299/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: Crowder
• NCES district ID: 4009090
• Math proficiency: 25% ▲ 4.00%
• Reading proficiency: 25% ▼ -1.00%
• Median HH income: $47,006
• Composite: 24.81/100
• National rank: #13013
• State rank: #328 of 513 in OK

Livability — Crowder

• Score: 61/100
• State rank: #298
• US rank: #17710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,687

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 17% Native American 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -74.14%
• Current HPI: 212.9867
• 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

+200.0% since first listed

12 events — show timeline

• 2026-01-12 Relisted — MLS Technology, Inc.
• 2025-12-28 Pending — MLS Technology, Inc.
• 2025-10-07 Listed $45,000 MLS Technology, Inc.
• 2025-10-03 Listing Removed — MLS Technology, Inc.
• 2025-09-26 Listed $59,900 MLS Technology, Inc.
• 2025-09-03 Listing Removed — MLS Technology, Inc.
• 2025-03-25 Price Changed $59,900 MLS Technology, Inc.
• 2025-03-03 Listed $45,000 MLS Technology, Inc.
• 2025-02-27 Listing Removed — MLS Technology, Inc.
• 2024-10-18 Listed $97,000 MLS Technology, Inc.
• 2014-09-15 Sold (MLS) $15,000 MLS Technology, Inc.
• 2014-07-21 Listed $15,000 MLS Technology, Inc.