29279 S 27th St · Porum, OK 74455

$69,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 103 Days on market

Built 1980 3.34 ac lot Est $63k · 10% over ↓ 23% 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
• Livability +3.1/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

REDUCED $6,000! LOCATED 5 MINUTES FROM LAKE EUFAULA DAM WITH EASY ACCESS TO PORUM AND SURROUNDING LAKE COMMUNITIES WITH SANDY BEACHES, PUBLIC BOAT RAMPS AND MARINAS. BEAUTIFUL WOODED 3.34 AC. LOT. 500 GALLON PROPANE TANK. SEPTIC SYSTEM. WELL WITH RURAL WATER AVAILABLE. PERFECT LOT TO BUILD ON TOO. PROPERTY SOLD "AS IS" CONDITION.

Key facts

• Propane tank
• Wooded lot
• Marinas

Tags

• LAKE EUFAULA DAM
• SANDY BEACHES
• PUBLIC BOAT RAMPS
• MARINAS
• WOODED LOT
• PROPANE TANK

Property features AI

Finance

• Other: Horses allowed

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available; Septic tank; Well water
• Home design: Manufactured single-wide; 1 story; East-facing; Tie-down foundation
• Construction: Metal roof; Masonite exterior
• Exterior features: Corner lot; Wooded lot; Shed(s); Partial wire fencing; Less than 5 miles to water (Eufaula Lake)

Interior

• Kitchen: Built-in range; Built-in oven; Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (propane); Window cooling units
• Interior features: Aluminum window frames; Laminate countertops; Electric range connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (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 $5k of equity ($477 loan paydown + $5k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 103 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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: 1.53% ✓
• Cap rate: 12.46%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $62,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430913 E 1160 Rd	0.08mi	3/2.0	1,456 (+14%)	2mo	$71,000	$49	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 34.9%
• Equity multiple: 3.32×
• Total profit: $44,888
• Equity at exit: $45,879

10-year hold

• IRR: 32.0%
• Equity multiple: 6.89×
• Total profit: $113,832
• Equity at exit: $85,449

Cash invested: $19,320 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $355

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 61%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,000 Active 103 DOM
2. 2026-06-17
   days on market $69,000 Active 102 DOM
3. 2026-06-16
   days on market $69,000 Active 101 DOM
4. 2026-06-15
   days on market $69,000 Active 100 DOM
5. 2026-06-13
   days on market $69,000 Active 98 DOM
6. 2026-06-12
   days on market $69,000 Active 97 DOM
7. 2026-06-09
   days on market $69,000 Active 94 DOM
8. 2026-06-08
   days on market $69,000 Active 93 DOM
9. 2026-06-08
   days on market $69,000 Active 92 DOM
10. 2026-06-07
    days on market $69,000 Active 91 DOM
11. 2026-06-04
    days on market $69,000 Active 88 DOM
12. 2026-06-02
    days on market $69,000 Active 87 DOM
13. 2026-06-01
    days on market $69,000 Active 86 DOM
14. 2026-05-31
    days on market $69,000 Active 85 DOM
15. 2026-05-01
    price $69,000
16. 2026-03-07
    listed $75,000 Active
17. 2026-01-20
    historical
18. 2025-10-14
    listed $89,900 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: $12,633
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,007
• Taxable income: $3,359
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $3,451/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

• 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

-23.2% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $69,000 MLS Technology, Inc.
• 2026-03-07 Listed $75,000 MLS Technology, Inc.
• 2026-01-20 Listing Removed — MLS Technology, Inc.
• 2025-10-14 Listed $89,900 MLS Technology, Inc.

Property tax history

-0.8%/yr

Latest (2022): $67 · +0.0% YoY. Source: county tax records.