400 N Unitah St · Porum, OK 74455

$58,320

3 bd · 2.0 ba · 2,063 sqft · Manufactured · 114 Days on market

Built 2014 0.32 ac lot ↓ 16% since listing

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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
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Manufactured home with 3 bedrooms , 2 bathrooms. Features 2 living areas with fireplace in the den. Privacy fence and a corner lot. All this on . 32 of an acre. FHA $100 Down Sales Incentive for Owner Occupant

Key facts

• Privacy fence
• 2 living areas
• Fireplace in the den

Tags

• 2 LIVING AREAS
• FIREPLACE IN THE DEN
• PRIVACY FENCE
• CORNER LOT

Property features AI

Finance

• Other: Lot size approximately 0.321 acres
• Financial info: Annual taxes listed (financial specifics excluded per instructions)
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story; South-facing; Modular/Prefabricated home
• Construction: Metal roof; Vinyl siding; Tie-down foundation; Built year source: Public records
• Exterior features: Deck; Privacy fencing; No other exterior features listed

Interior

• Kitchen: Laminate counters
• Bedrooms: Bedroom count not provided
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum-framed windows; Laminate countertops; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#240 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Porum (rural): math 19% / reading 24% proficiency, ranked #172 of 270 in OK (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 129 active listings in the ZIP; 58 units permitted in Muskogee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($403 loan paydown + $4k appreciation (6.6% local appreciation)).
• Muskogee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,071 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 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 F 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: 1.99% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.68%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.5%
• Equity multiple: 4.15×
• Total profit: $51,500
• Equity at exit: $38,777

10-year hold

• IRR: 44.9%
• Equity multiple: 8.68×
• Total profit: $125,492
• Equity at exit: $72,223

Cash invested: $16,330 (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 74455

• Home prices YoY: 2.3%
• Active inventory: 129
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$306
• Tax est. 1.5%: −$73 /mo · $875/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $513

Break-even live

Break-even rent $510

Max offer price $58,320

Occupancy floor 51%

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: $14,580
• Closing costs: $1,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $58,320 Active 114 DOM
2. 2026-06-17
   days on market $58,320 Active 113 DOM
3. 2026-06-17
   price $58,320 Active 112 DOM
4. 2026-06-16
   days on market $68,040 Active 112 DOM
5. 2026-06-15
   days on market $68,040 Active 111 DOM
6. 2026-06-13
   days on market $68,040 Active 109 DOM
7. 2026-06-12
   days on market $68,040 Active 108 DOM
8. 2026-06-09
   days on market $68,040 Active 105 DOM
9. 2026-06-08
   days on market $68,040 Active 104 DOM
10. 2026-06-08
    days on market $68,040 Active 103 DOM
11. 2026-06-07
    days on market $68,040 Active 102 DOM
12. 2026-06-04
    days on market $68,040 Active 99 DOM
13. 2026-06-02
    days on market $68,040 Active 98 DOM
14. 2026-06-01
    days on market $68,040 Active 97 DOM
15. 2026-05-31
    days on market $68,040 Active 96 DOM
16. 2026-05-15
    price $68,040
17. 2026-04-14
    price $74,520
18. 2026-02-24
    listed $81,000 Active

ⓘ 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: $13,910
• − Mortgage interest: −$3,267
• − Property taxes: −$875
• − Insurance: −$292
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,697
• Taxable income: $5,555
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,820/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: Porum
• NCES district ID: 4024840
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -5.00%
• Median HH income: $30,183
• Composite: 17.25/100
• National rank: #9092
• State rank: #172 of 270 in OK

Livability — Porum

• Score: 62/100
• State rank: #240
• US rank: #16214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porum, OK
• City population: 2,717
• Population (ZIP): 2,717

Population outlook (Muskogee County) Hauer SSP2

• Today (2025): 66,842 people
• By 2030: 64,969 · -2.8%
• By 2040: 60,920 · -8.9%
• By 2050: 56,978 · -14.8%
• By 2075: 47,160 · -29.4%
• By 2100: 35,336 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 15% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Italian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Muskogee

• 2024 margin: Solid R (+37.6) · D 30.4% · R 68.0% · Other 1.7%
• 2008→2024 swing: -22.6pp toward R · 2008: -15.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+33.9 2016: R+29.2 2012: R+14.8 2008: R+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.57%
• Current HPI: 288.3386
• 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

-16.0% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $68,040 MLS Technology, Inc.
• 2026-04-14 Price Changed $74,520 MLS Technology, Inc.
• 2026-02-24 Listed $81,000 MLS Technology, Inc.