910183 S 3380 Rd · Warwick, OK 74834

$189,000

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 284 Days on market

Built 1991 1.25 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

4 Bedroom Home on 1.25 Acres, Spacious 2240 sq ft, 4 bed 3 bath home between Chandler and Wellston, just off Hwy 66 near new casino, plenty of room inside and out for privacy and country living with easy highway access.

Key facts

• 1.25 acre lot
• Built 1991
• Listed 284 days

Property features AI

Finance

• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Propane; Rural water; Septic tank
• Home design: Single-family residential manufactured home; One level; Model home
• Construction: Manufactured construction; Composition roof; Built and currently existing
• Exterior features: Interior lot; Below-ground storm shelter; Exterior listed as none

Interior

• Kitchen: Range
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Two living areas; Gas log fireplace
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (28.6% below list).
• Recommended offer: $135k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#686 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Wellston (rural): math 26% / reading 34% proficiency, ranked #59 of 270 in OK (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wellston Es (math 32% / reading 37%, grade F, #168 of 845 statewide, top 24%, 259 students, 0% FRL); Wellston Ms (math 17% / reading 27%, grade F, #129 of 345 statewide, top 42%, 126 students, 0% FRL); Wellston Hs (math 34% / reading 34%, grade F, #48 of 447 statewide, top 14%, 129 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $161k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $135,035 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.71% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $95,163
• Equity at exit: $170,266

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $286,206
• Equity at exit: $367,185

Cash invested: $52,920 (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 74834

• Home prices YoY: 19.9%
• Active inventory: 122
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-121

Break-even live

Break-even rent $1,504

Max offer price $167,591

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-68	+0% $-121	+5% $-175	+10% $-228
Rent	-10% $-228	-5% $-175	+0% $-121	+5% $-68	+10% $-15
Rate	-1.0pp $-26	-0.5pp $-73	base $-121	+0.5pp $-170	+1.0pp $-220

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $189,000 Active 284 DOM
2. 2026-06-21
   days on market $189,000 Active 283 DOM
3. 2026-06-18
   days on market $189,000 Active 281 DOM
4. 2026-06-17
   days on market $189,000 Active 280 DOM
5. 2026-06-16
   days on market $189,000 Active 279 DOM
6. 2026-06-15
   days on market $189,000 Active 278 DOM
7. 2026-06-13
   days on market $189,000 Active 276 DOM
8. 2026-06-12
   days on market $189,000 Active 275 DOM
9. 2026-06-09
   days on market $189,000 Active 272 DOM
10. 2026-06-08
    days on market $189,000 Active 271 DOM
11. 2026-06-08
    days on market $189,000 Active 270 DOM
12. 2026-06-07
    days on market $189,000 Active 269 DOM
13. 2026-06-04
    days on market $189,000 Active 266 DOM
14. 2026-06-02
    days on market $189,000 Active 265 DOM
15. 2026-06-01
    days on market $189,000 Active 264 DOM
16. 2026-05-31
    days on market $189,000 Active 263 DOM
17. 2025-11-07
    price $189,000
18. 2025-09-09
    listed $210,000 Active
19. 2021-11-08
    soldstatus $161,000
20. 1997-05-05
    soldstatus $18,000

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$284/yr (+$24/mo · 20.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,204
• − Mortgage interest: −$10,587
• − Property taxes: −$1,417
• − Insurance: −$945
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,498
• Taxable loss: −$4,836
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-294/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: Wellston
• NCES district ID: 4032280
• Math proficiency: 26% ▼ -9.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $44,907
• Composite: 25.69/100
• National rank: #7390
• State rank: #59 of 270 in OK

Livability — Warwick

• Score: 49/100
• State rank: #686
• US rank: #25997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warwick, OK
• Population (ZIP): 7,551

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 3% Black 3% Native American 3%
• Common ancestry: Lithuanian 4% Slovak 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.43%
• Current HPI: 315.8775
• 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

+950.0% since first listed

4 events — show timeline

• 2025-11-07 Price Changed $189,000 MLSOK
• 2025-09-09 Listed $210,000 MLSOK
• 2021-11-08 Sold (Public Records) $161,000 Public Records
• 1997-05-05 Sold (Public Records) $18,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,417 · +14.1% YoY. Source: county tax records.