461388 E 830 Rd · Rocky Mountain, OK 74960

$92,500

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 5 Days on market

Built 2018 1.00 ac 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.1/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country living on 1 acre! This 3-bedroom, 2-bath manufactured home offers a spacious layout with plenty of room to make it your own. The large living area features built-in shelving and entertainment center, while the kitchen provides abundant cabinet and countertop space along with a dining area overlooking the backyard. The split-bedroom floor plan offers added privacy, and the primary suite includes a private bath. Situated on a level 1-acre lot with room for outdoor activities, gardening, or additional improvements. FHA $100 Down Sales Incentive for Owner Occupant.

Key facts

• Dining area
• Entertainment center
• 1 acre

Tags

• 1 ACRE
• BUILT-IN SHELVING
• ENTERTAINMENT CENTER
• ABUNDANT CABINET SPACE
• DINING AREA
• OVERLOOKING BACKYARD

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Septic tank
• Home design: Single-wide manufactured home; Single-story; Home faces south
• Construction: Manufactured construction with vinyl siding; Asphalt/fiberglass roof
• Exterior features: No exterior features listed

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Electric water heater
• Interior features: Aluminum-framed windows; Laminate countertops; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).

Location & tenants

• Location reads 59/100 on livability (#383 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Rocky Mountain (town): math 30% / reading 30% proficiency, ranked #277 of 513 in OK (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rocky Mountain Public School (math 22% / reading 32%, grade F, #311 of 845 statewide, top 40%, 174 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 96 active listings in the ZIP; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($640 loan paydown + $2k appreciation (2.1% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $92,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.21% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.99×
• Total profit: $25,727
• Equity at exit: $37,253

10-year hold

• IRR: 20.3%
• Equity multiple: 3.73×
• Total profit: $70,658
• Equity at exit: $54,242

Cash invested: $25,900 (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 74960

• Home prices YoY: 1.0%
• Active inventory: 96
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $293

Break-even live

Break-even rent $744

Max offer price $92,500

Occupancy floor 69%

Sensitivity live

Price	-10% $346	-5% $319	+0% $293	+5% $267	+10% $241
Rent	-10% $205	-5% $249	+0% $293	+5% $337	+10% $381
Rate	-1.0pp $340	-0.5pp $317	base $293	+0.5pp $269	+1.0pp $245

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $92,500 Active 5 DOM
2. 2026-06-21
   days on market $92,500 Active 4 DOM
3. 2026-06-18
   days on market $92,500 Active 2 DOM
4. 2026-06-17
   remarks 575-char remark

   Show marketing remark (575 chars)

   Country living on 1 acre! This 3-bedroom, 2-bath manufactured home offers a spacious layout with plenty of room to make it your own. The large living area features built-in shelving and entertainment center, while the kitchen provides abundant cabinet and countertop space along with a dining area overlooking the backyard. The split-bedroom floor plan offers added privacy, and the primary suite includes a private bath. Situated on a level 1-acre lot with room for outdoor activities, gardening, or additional improvements. FHA $100 Down Sales Incentive for Owner Occupant.

5. 2026-06-17
   listed $92,500 Active 1 DOM

   Show marketing remark (575 chars)

   Country living on 1 acre! This 3-bedroom, 2-bath manufactured home offers a spacious layout with plenty of room to make it your own. The large living area features built-in shelving and entertainment center, while the kitchen provides abundant cabinet and countertop space along with a dining area overlooking the backyard. The split-bedroom floor plan offers added privacy, and the primary suite includes a private bath. Situated on a level 1-acre lot with room for outdoor activities, gardening, or additional improvements. FHA $100 Down Sales Incentive for Owner Occupant.

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$67/yr (+$6/mo · 8.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,377
• − Mortgage interest: −$5,181
• − Property taxes: −$765
• − Insurance: −$462
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,691
• Taxable income: $2,137
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,006/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: Rocky Mountain
• NCES district ID: 4026250
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $33,519
• Composite: 27.46/100
• National rank: #12384
• State rank: #277 of 513 in OK

Livability — Rocky Mountain

• Score: 59/100
• State rank: #383
• US rank: #19990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocky Mountain, OK
• Population (ZIP): 11,964

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 51% White 31% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.15%
• Current HPI: 223.6773
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $92,500 WRVBOR
• 2026-06-16 Listed $92,500 MLS Technology, Inc.

Property tax history

-13.2%/yr

Latest (2025): $765 · +5.1% YoY. Source: county tax records.