1040 County Street 2977 · Bridge Creek, OK 73010

$175,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 25 Days on market

Built 1986 2.00 ac lot

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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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Recently remodeled 3 bedroom, 2 bathroom home situated on 2 acres in Bridge Creek. This move-in ready property includes a storm shelter and a metal building with a concrete driveway for added convenience. The home also features front and back decks where you can relax and enjoy nature from your porch. Buyer to verify schools, sqft, etc. Seller/Broker

Key facts

• Storm shelter
• Front and back decks
• Metal building

Tags

• REMODELED HOME
• STORM SHELTER
• METAL BUILDING
• CONCRETE DRIVEWAY
• FRONT AND BACK DECKS

Property features AI

Finance

• Other: 2-acre lot
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level home; Manufactured home; Move-to-site build status; Terrace Ridge Estate
• Construction: Metal roof; Manufactured construction; Combination foundation; Built for current use (move to site)
• Exterior features: Storage; Storm shelter; Rural/other lot setting

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: No fireplace; No study; In-law plan not applicable

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-50 ($-605/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (16.2% below list).
• Recommended offer: $147k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.3% in Bridge Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#72 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Bridge Creek (rural): math 30% / reading 29% proficiency, ranked #53 of 270 in OK (top 20%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bridge Creek Ies (math 29% / reading 32%, grade F, #247 of 845 statewide, top 30%, 409 students, 0% FRL); Bridge Creek Ms (math 32% / reading 26%, grade F, #55 of 345 statewide, top 16%, 401 students, 0% FRL); Bridge Creek Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 508 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 516 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, 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 25 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $175k implies a 1358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,710 (16.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.08×
• Total profit: $3,933
• Equity at exit: $63,835

10-year hold

• IRR: 5.9%
• Equity multiple: 1.76×
• Total profit: $37,073
• Equity at exit: $88,090

Cash invested: $49,000 (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 73010

• Home prices YoY: 0.5%
• Active inventory: 516
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-50

Break-even live

Break-even rent $1,531

Max offer price $167,710

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $10	+0% $-50	+5% $-111	+10% $-171
Rent	-10% $-166	-5% $-108	+0% $-50	+5% $8	+10% $66
Rate	-1.0pp $38	-0.5pp $-6	base $-50	+0.5pp $-96	+1.0pp $-142

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 S County Line Rd Blanchard, OK	2.0	1.0	800	$995	$1.24	21d	1	1.32mi
928 N County Line Rd Blanchard, OK	2.0	1.0	800	$995	$1.24	25d	1	1.35mi

Listing history 14 events

1. 2026-06-16
   statusdays on market $175,000 Pending 25 DOM
2. 2026-06-15
   days on market $175,000 Active 24 DOM
3. 2026-06-13
   pricedays on market $175,000 Active 22 DOM
4. 2026-06-09
   days on market $179,000 Active 18 DOM
5. 2026-06-08
   days on market $179,000 Active 17 DOM
6. 2026-06-07
   days on market $179,000 Active 16 DOM
7. 2026-06-05
   days on market $179,000 Active 13 DOM
8. 2026-06-03
   days on market $179,000 Active 12 DOM
9. 2026-06-02
   days on market $179,000 Active 11 DOM
10. 2026-06-01
    days on market $179,000 Active 10 DOM
11. 2026-05-31
    days on market $179,000 Active 9 DOM
12. 2026-05-22
    listed $179,000 Active
13. 1999-10-27
    soldstatus $12,000
14. 1996-01-29
    soldstatus $40,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,605
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$5,091
• Taxable loss: −$3,605
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $261/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: Bridge Creek
• NCES district ID: 4005400
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $61,994
• Composite: 26.95/100
• National rank: #7078
• State rank: #53 of 270 in OK

Livability — Bridge Creek

• Score: 68/100
• State rank: #72
• US rank: #9864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: McClain County · 33,206 people
• Metro: Oklahoma City, OK
• Population (ZIP): 21,521
• Household income: $90,110
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 239.0

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 285.8653
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+347.5% since first listed

3 events — show timeline

• 2026-05-22 Listed $179,000 MLSOK
• 1999-10-27 Sold (Public Records) $12,000 Public Records
• 1996-01-29 Sold (Public Records) $40,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $293 · +4.2% YoY. Source: county tax records.