12018 N 2110 Rd · Dill City, OK 73641

$140,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 39 Days on market

Built 2016 8.18 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.6/10.0

Listing remarks

Experience the very best of rural Oklahoma living with this meticulously maintained 2016 manufactured home, perfectly situated on a sprawling 8.18-acre lot. This property offers a unique opportunity to enjoy the peace and serenity of the countryside without sacrificing convenience, as paved roads lead you directly to your front door. The home itself features a modern and efficient layout providing a comfortable living space that includes three bedrooms and two bathrooms. Beyond the home, the expansive acreage serves as a perfect blank canvas for your rural lifestyle, whether you envision a thriving homestead, a productive garden, or the construction of a dream shop. The quiet surroundings o

Key facts

• Expansive acreage
• Paved roads
• Breathtaking scenery

Tags

• SPRAWLING 8.18-ACRE LOT
• PAVED ROADS
• EXPANSIVE ACREAGE
• BREATHTAKING SCENERY
• MINUTES FROM ELK CITY

Property features AI

Finance

• Other: Approximately 17.82 acres; Homestead eligible; Livestock allowed; Property listed as move-to-site; Located east of Hwy 6 and 152 — then south on 2110 Rd
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: No storm shelter
• Home design: Single family residence; One level; Residential property; Mobile construction
• Construction: Mobile construction materials; Composition roof (replaced/installed 2016); Combination foundation
• Exterior features: Porch; Pasture land; Rural setting

Interior

• Kitchen: Free-stand electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: In-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (25.0% below list).
• Recommended offer: $105k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#581 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Burns Flat-Dill City (rural): math 15% / reading 22% proficiency, ranked #183 of 270 in OK (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Will Rogers Es (math 13% / reading 19%, grade F, #582 of 845 statewide, top 69%, 366 students, 0% FRL); Burns Flat-Dill City Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 127 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $105,054 (25.0% 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 39 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 11.1

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $67,501
• Equity at exit: $126,123

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $205,701
• Equity at exit: $271,989

Cash invested: $39,200 (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 73641

• Home prices YoY: 6.4%
• Active inventory: 2
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-138

Break-even live

Break-even rent $1,225

Max offer price $120,092

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-89	+0% $-138	+5% $-186	+10% $-234
Rent	-10% $-221	-5% $-179	+0% $-138	+5% $-96	+10% $-55
Rate	-1.0pp $-67	-0.5pp $-102	base $-138	+0.5pp $-174	+1.0pp $-211

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $140,000 Active 39 DOM
2. 2026-06-21
   days on market $140,000 Active 38 DOM
3. 2026-06-18
   days on market $140,000 Active 36 DOM
4. 2026-06-17
   days on market $140,000 Active 35 DOM
5. 2026-06-16
   days on market $140,000 Active 34 DOM
6. 2026-06-15
   days on market $140,000 Active 33 DOM
7. 2026-06-13
   days on market $140,000 Active 31 DOM
8. 2026-06-12
   days on market $140,000 Active 30 DOM
9. 2026-06-09
   days on market $140,000 Active 27 DOM
10. 2026-06-08
    days on market $140,000 Active 26 DOM
11. 2026-06-08
    days on market $140,000 Active 25 DOM
12. 2026-06-05
    days on market $140,000 Active 23 DOM
13. 2026-06-04
    days on market $140,000 Active 21 DOM
14. 2026-06-02
    days on market $140,000 Active 20 DOM
15. 2026-06-01
    days on market $140,000 Active 19 DOM
16. 2026-05-31
    days on market $140,000 Active 18 DOM
17. 2026-05-12
    listed $140,000 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: $12,606
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$4,073
• Taxable loss: −$4,125
• Est. tax savings @ 24.0%: +$990
• After-tax cash flow: $-661/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: Burns Flat-Dill City
• NCES district ID: 4000014
• Math proficiency: 15% ▼ -2.00%
• Reading proficiency: 22% ▲ 4.00%
• Median HH income: $45,907
• Composite: 16.25/100
• National rank: #9221
• State rank: #183 of 270 in OK

Livability — Dill City

• Score: 54/100
• State rank: #581
• US rank: #23846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 487

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.31%
• Current HPI: 186.9465
• 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

• 2026-05-12 Listed $140,000 MLSOK