24901 S Deer Valley Rd · Bernice, OK 74331

$94,500

1 bd · 2.0 ba · 960 sqft · Other · 43 Days on market

Built 2021 0.53 ac lot

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Why this score? — see what drove the C 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 +19.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Tucked away in a quiet rural setting, this unique tiny home retreat at 24901 S Deer Valley Rd in Afton offers the perfect blend of simplicity, functionality, and outdoor living. Sitting on 0.53+/- acres with private gated access to Horse Creek, this property is ideal as a full-time residence, weekend getaway, or income-producing vacation rental. With 960 sq ft of living space plus an additional 240 sq ft across two loft areas, the layout is thoughtfully designed to maximize space and comfort. The home features a full master suite on the main level along with two loft 'lakebed' spaces--perfect for guests or extra sleeping areas. This property is being offered turnkey and move-in ready, making it an easy transition whether you're looking to enjoy it yourself or start generating rental income right away. The home sits on a permanent block foundation and includes copper wiring throughout, with water lines run inside for year-round reliability. Enjoy flexibility and freedom with no restrictions on campers or RVs. A dedicated RV parking pad with 50-amp service and septic hookup adds even more versatility. Additional features include multiple heating and cooling options (wall units, propane heater, and electric fireplace), a 1,000-gallon septic system, community well access, and a 10x12 storage shed. The low $50/year HOA provides exclusive access to a private gated lake area on Horse Creek, complete with a picnic space, swimming spots, and a private boat ramp--perfect for making the most of lake life without the waterfront price tag. If you've been looking for an affordable, low-maintenance property with outdoor access, rental potential, and room to relax, this one checks all the boxes.

Key facts

• 0.53 acre lot
• Built 2021
• Listed 43 days

Property features AI

Exterior

• Parking: RV parking; Driveway parking
• Utilities: Cable available; Septic tank
• Home design: Manufactured house; Single-family residence; Freestanding
• Construction: Wood siding; Metal roof; Block foundation; Built as a manufactured home
• Exterior features: Fenced lot; No patio or porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Ceiling fan(s) for cooling; Wall unit(s) for cooling
• Interior features: Ceiling fan(s); Electric fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (10.1% below list).
• Recommended offer: $85k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#346 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Grove (town): math 26% / reading 31% proficiency, ranked #77 of 270 in OK (top 28%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grove Lower Es (math 37% / reading 37%, grade F, #132 of 845 statewide, top 19%, 848 students, 0% FRL); Grove Ms (math 27% / reading 28%, grade F, #68 of 345 statewide, top 20%, 391 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 146 active listings in the ZIP; 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($653 loan paydown + $9k appreciation (10.0% local appreciation)).
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $94k implies a 845% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,951 (10.1% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 9.3

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $58,388
• Equity at exit: $85,133

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $166,380
• Equity at exit: $183,593

Cash invested: $26,460 (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 74331

• Home prices YoY: 11.1%
• Active inventory: 146
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $109

Break-even live

Break-even rent $711

Max offer price $94,500

Occupancy floor 82%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $94,500 Active 43 DOM
2. 2026-06-17
   days on market $94,500 Active 42 DOM
3. 2026-06-16
   days on market $94,500 Active 41 DOM
4. 2026-06-15
   days on market $94,500 Active 40 DOM
5. 2026-06-13
   days on market $94,500 Active 38 DOM
6. 2026-06-12
   days on market $94,500 Active 37 DOM
7. 2026-06-09
   days on market $94,500 Active 34 DOM
8. 2026-06-08
   days on market $94,500 Active 33 DOM
9. 2026-06-08
   days on market $94,500 Active 32 DOM
10. 2026-06-07
    pricedays on market $94,500 Active 31 DOM
11. 2026-06-04
    days on market $100,000 Active 28 DOM
12. 2026-06-02
    days on market $100,000 Active 27 DOM
13. 2026-06-01
    days on market $100,000 Active 26 DOM
14. 2026-05-31
    days on market $100,000 Active 25 DOM
15. 2026-05-06
    listed $100,000 Active 1708-char remark

    Show marketing remark (1708 chars)

    Tucked away in a quiet rural setting, this unique tiny home retreat at 24901 S Deer Valley Rd in Afton offers the perfect blend of simplicity, functionality, and outdoor living. Sitting on 0.53+/- acres with private gated access to Horse Creek, this property is ideal as a full-time residence, weekend getaway, or income-producing vacation rental. With 960 sq ft of living space plus an additional 240 sq ft across two loft areas, the layout is thoughtfully designed to maximize space and comfort. The home features a full master suite on the main level along with two loft 'lakebed' spaces--perfect for guests or extra sleeping areas. This property is being offered turnkey and move-in ready, making it an easy transition whether you're looking to enjoy it yourself or start generating rental income right away. The home sits on a permanent block foundation and includes copper wiring throughout, with water lines run inside for year-round reliability. Enjoy flexibility and freedom with no restrictions on campers or RVs. A dedicated RV parking pad with 50-amp service and septic hookup adds even more versatility. Additional features include multiple heating and cooling options (wall units, propane heater, and electric fireplace), a 1,000-gallon septic system, community well access, and a 10x12 storage shed. The low $50/year HOA provides exclusive access to a private gated lake area on Horse Creek, complete with a picnic space, swimming spots, and a private boat ramp--perfect for making the most of lake life without the waterfront price tag. If you've been looking for an affordable, low-maintenance property with outdoor access, rental potential, and room to relax, this one checks all the boxes.

16. 2026-05-06
    listed $100,000 Active

    Show marketing remark (1708 chars)

    Tucked away in a quiet rural setting, this unique tiny home retreat at 24901 S Deer Valley Rd in Afton offers the perfect blend of simplicity, functionality, and outdoor living. Sitting on 0.53+/- acres with private gated access to Horse Creek, this property is ideal as a full-time residence, weekend getaway, or income-producing vacation rental. With 960 sq ft of living space plus an additional 240 sq ft across two loft areas, the layout is thoughtfully designed to maximize space and comfort. The home features a full master suite on the main level along with two loft 'lakebed' spaces--perfect for guests or extra sleeping areas. This property is being offered turnkey and move-in ready, making it an easy transition whether you're looking to enjoy it yourself or start generating rental income right away. The home sits on a permanent block foundation and includes copper wiring throughout, with water lines run inside for year-round reliability. Enjoy flexibility and freedom with no restrictions on campers or RVs. A dedicated RV parking pad with 50-amp service and septic hookup adds even more versatility. Additional features include multiple heating and cooling options (wall units, propane heater, and electric fireplace), a 1,000-gallon septic system, community well access, and a 10x12 storage shed. The low $50/year HOA provides exclusive access to a private gated lake area on Horse Creek, complete with a picnic space, swimming spots, and a private boat ramp--perfect for making the most of lake life without the waterfront price tag. If you've been looking for an affordable, low-maintenance property with outdoor access, rental potential, and room to relax, this one checks all the boxes.

17. 2020-10-08
    soldstatus $10,000

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $850 · $71/mo
• Expected delta: +$528/yr (+$44/mo · 164.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 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: $10,194
• − Mortgage interest: −$5,293
• − Property taxes: −$322
• − Insurance: −$472
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,749
• Taxable loss: −$274
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $1,378/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: Grove
• NCES district ID: 4013530
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 31% ▼ -10.00%
• Median HH income: $39,379
• Composite: 23.93/100
• National rank: #7785
• State rank: #77 of 270 in OK

Livability — Bernice

• Score: 60/100
• State rank: #346
• US rank: #18861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,110

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 41,302 people
• By 2030: 40,888 · -1.0%
• By 2040: 39,802 · -3.6%
• By 2050: 38,839 · -6.0%
• By 2075: 37,438 · -9.4%
• By 2100: 34,910 · -15.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 14% Two or more races 12% Hispanic / Latino 2%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Delaware

• 2024 margin: Solid R (+60.4) · D 19.2% · R 79.6% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -33.8pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.5 2016: R+54.1 2012: R+41.3 2008: R+33.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.91%
• Current HPI: 329.9447
• 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

+900.0% since first listed

3 events — show timeline

• 2026-05-06 Listed $100,000 SOMO
• 2026-05-06 Listed $100,000 OGAR
• 2020-10-08 Sold (Public Records) $10,000 Public Records

Property tax history

+22.4%/yr

Latest (2025): $322 · +6.6% YoY. Source: county tax records.