316 Avenue G · Beaver, OK 73932

$99,900

4 bd · 2.0 ba · 2,560 sqft · Manufactured public records · 47 Days on market

Built 2014 10,500 sqft 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Owner will finance for 20 years with 10%down at 7% interest.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2014

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: South-facing; Single-story; Mobile home (residential, mobile home with real property)
• Construction: Wood siding
• Exterior features: Composition roof; Accessible entrance; Shed(s); Workshop; Lot approximately 75 x 140; Subdivision: Original town

Interior

• Kitchen: Microwave
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Window coverings; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#126 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, schools D-, amenities F.
• Beaver (rural): math 30% / reading 35% proficiency, ranked #214 of 513 in OK (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (5.2% local appreciation)).
• Beaver County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.65×
• Total profit: $46,151
• Equity at exit: $57,566

10-year hold

• IRR: 25.1%
• Equity multiple: 5.29×
• Total profit: $119,935
• Equity at exit: $100,148

Cash invested: $27,972 (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 73932

• Home prices YoY: 4.0%
• Active inventory: 16
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $349

Break-even live

Break-even rent $858

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $405	-5% $377	+0% $349	+5% $321	+10% $292
Rent	-10% $246	-5% $298	+0% $349	+5% $400	+10% $451
Rate	-1.0pp $399	-0.5pp $374	base $349	+0.5pp $323	+1.0pp $297

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 47 DOM
2. 2026-06-21
   days on market $99,900 Active 46 DOM
3. 2026-06-18
   days on market $99,900 Active 44 DOM
4. 2026-06-17
   days on market $99,900 Active 43 DOM
5. 2026-06-16
   days on market $99,900 Active 42 DOM
6. 2026-06-15
   days on market $99,900 Active 41 DOM
7. 2026-06-13
   days on market $99,900 Active 39 DOM
8. 2026-06-12
   days on market $99,900 Active 38 DOM
9. 2026-06-09
   days on market $99,900 Active 35 DOM
10. 2026-06-08
    days on market $99,900 Active 34 DOM
11. 2026-06-08
    days on market $99,900 Active 33 DOM
12. 2026-06-05
    days on market $99,900 Active 31 DOM
13. 2026-06-04
    days on market $99,900 Active 29 DOM
14. 2026-06-02
    days on market $99,900 Active 28 DOM
15. 2026-06-01
    days on market $99,900 Active 27 DOM
16. 2026-05-31
    days on market $99,900 Active 26 DOM
17. 2026-05-05
    listed $99,900 Active

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $15,590
• − Mortgage interest: −$5,596
• − Property taxes: −$1,344
• − Insurance: −$500
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,906
• Taxable income: $2,750
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $3,526/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: Beaver
• NCES district ID: 4003750
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $46,714
• Composite: 30.68/100
• National rank: #11435
• State rank: #214 of 513 in OK

Livability — Beaver

• Score: 66/100
• State rank: #126
• US rank: #12291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver, OK
• Population (ZIP): 1,930

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 5,381 people
• By 2030: 5,465 · +1.6%
• By 2040: 5,336 · -0.8%
• By 2050: 5,561 · +3.3%
• By 2075: 7,051 · +31.0%
• By 2100: 9,341 · +73.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 28% Two or more races 11%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

Political lean MEDSL · Beaver

• 2024 margin: Solid R (+83.8) · D 7.4% · R 91.2% · Other 1.3%
• 2008→2024 swing: -5.3pp toward R · 2008: -78.5pp · 2024: -83.8pp
• All cycles: 2024: R+83.8 2020: R+81.6 2016: R+81.0 2012: R+78.9 2008: R+78.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.16%
• Current HPI: 135.2376
• 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

1 event — show timeline

• 2026-05-05 Listed $99,900 NWOAR

Property tax history

+12.6%/yr

Latest (2025): $1,344 · -0.6% YoY. Source: county tax records.