710 County Road 1420 · Ninnekah, OK 73067

$180,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 30 Days on market

Built 2011 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).

• Appreciation +8.8/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Looking for a little land...Welcome to this great piece of property. Brand new carpet throughout. New septic, New water meter, new electric meter. Kitchen has lots of storage and very spacious. Master bedroom has walk in closet and large master bathroom. Master bath features stand alone shower and soaking tub. Living room is open to the kitchen and ready to for entertaining. Come check out this awesome property!

Key facts

• Covered parking
• 2 acres
• Open layout

Tags

• 2 ACRES
• OPEN LAYOUT
• POOL
• COVERED PARKING
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• Other: Homestead exempt; Located on approximately 2 acres
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Manufactured construction; Single family residence; One-story property; Composition roof; Move-to-site build status
• Construction: Manufactured construction; Composition roof; Conventional foundation
• Exterior features: Open deck; Outbuildings with storage and workshop; Private outdoor pool; Below-ground storm shelter; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (36.6% below list).
• Recommended offer: $114k (36.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#77 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pioneer (rural): math 68% / reading 50% proficiency, ranked #2 of 270 in OK (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pioneer Public School (math 68% / reading 50%, grade B-, #15 of 845 statewide, top 2%, 383 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (7.6% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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.
• Current owner paid $52k; list at $180k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $114,094 (36.6% 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 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. 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: 0.63% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.15×
• Total profit: $58,002
• Equity at exit: $131,533

10-year hold

• IRR: 15.4%
• Equity multiple: 4.50×
• Total profit: $176,357
• Equity at exit: $256,267

Cash invested: $50,400 (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 73067

• Home prices YoY: 2.7%
• Active inventory: 3
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-175

Break-even live

Break-even rent $1,363

Max offer price $149,054

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-124	+0% $-175	+5% $-226	+10% $-277
Rent	-10% $-265	-5% $-220	+0% $-175	+5% $-130	+10% $-85
Rate	-1.0pp $-85	-0.5pp $-129	base $-175	+0.5pp $-222	+1.0pp $-269

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $180,000 Active 30 DOM
2. 2026-06-18
   days on market $180,000 Active 27 DOM
3. 2026-06-17
   days on market $180,000 Active 26 DOM
4. 2026-06-16
   days on market $180,000 Active 25 DOM
5. 2026-06-15
   days on market $180,000 Active 24 DOM
6. 2026-06-13
   days on market $180,000 Active 22 DOM
7. 2026-06-13
   days on market $180,000 Active 21 DOM
8. 2026-06-09
   days on market $180,000 Active 18 DOM
9. 2026-06-08
   days on market $180,000 Active 17 DOM
10. 2026-06-07
    days on market $180,000 Active 16 DOM
11. 2026-06-05
    days on market $180,000 Active 13 DOM
12. 2026-06-03
    days on market $180,000 Active 12 DOM
13. 2026-06-02
    days on market $180,000 Active 11 DOM
14. 2026-06-01
    days on market $180,000 Active 10 DOM
15. 2026-05-31
    days on market $180,000 Active 9 DOM
16. 2026-05-14
    listed $180,000 Active
17. 2018-06-29
    soldstatus $52,500 Sold 420-char remark

    Show marketing remark (420 chars)

    Looking for a little land...Welcome to this great piece of property. Brand new carpet throughout. New septic, New water meter, new electric meter. Kitchen has lots of storage and very spacious. Master bedroom has walk in closet and large master bathroom. Master bath features stand alone shower and soaking tub. Living room is open to the kitchen and ready to for entertaining. Come check out this awesome property!

18. 2018-05-02
    status Pending 420-char remark

    Show marketing remark (420 chars)

    Looking for a little land...Welcome to this great piece of property. Brand new carpet throughout. New septic, New water meter, new electric meter. Kitchen has lots of storage and very spacious. Master bedroom has walk in closet and large master bathroom. Master bath features stand alone shower and soaking tub. Living room is open to the kitchen and ready to for entertaining. Come check out this awesome property!

19. 2018-02-10
    listed $49,900 Active 420-char remark

    Show marketing remark (420 chars)

    Looking for a little land...Welcome to this great piece of property. Brand new carpet throughout. New septic, New water meter, new electric meter. Kitchen has lots of storage and very spacious. Master bedroom has walk in closet and large master bathroom. Master bath features stand alone shower and soaking tub. Living room is open to the kitchen and ready to for entertaining. Come check out this awesome property!

20. 2017-12-01
    historical
21. 2017-06-03
    listed $59,900 Active

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$929/yr (+$77/mo · 134.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,691
• − Mortgage interest: −$10,083
• − Property taxes: −$691
• − Insurance: −$900
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$5,236
• Taxable loss: −$5,409
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $-804/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: Pioneer
• NCES district ID: 4024150
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 50% ▼ -16.00%
• Median HH income: $54,562
• Composite: 50.77/100
• National rank: #1811
• State rank: #2 of 270 in OK

Livability — Ninnekah

• Score: 68/100
• State rank: #77
• US rank: #10009

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,778

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 (80%)
• Race & ethnicity: White 80% Two or more races 11% Hispanic / Latino 7% Native American 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 7% Subsaharan African 1% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 7.57%
• Current HPI: 290.67
• 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

+200.5% since first listed

6 events — show timeline

• 2026-05-14 Listed $180,000 MLSOK
• 2018-06-29 Sold (MLS) $52,500 MLSOK
• 2018-05-02 Pending — MLSOK
• 2018-02-10 Listed $49,900 MLSOK
• 2017-12-01 Listing Removed — MLSOK
• 2017-06-03 Listed $59,900 MLSOK

Property tax history

+4.3%/yr

Latest (2025): $691 · +4.9% YoY. Source: county tax records.