422 S Grand Ave · Drumright, OK 74030

$140,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 38 Days on market

Built 2016 0.34 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).

• Cash flow +15.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Beautiful Home on 5 city lots! This 3Bed/2Bath Home was built in 2016. The property sits on a corner lot and is fully fenced! Large Kitchen with plenty of storage. Side door off laundry room as well as a large glass sliding door leading to wooden back deck. Home includes an inground storm cellar, storage shed and attached 2 car carport with gravel driveway. Call to schedule a showing today!

Key facts

• Corner location
• Wooden back deck
• Spacious kitchen

Tags

• CORNER LOCATION
• FULLY FENCED PROPERTY
• SPACIOUS KITCHEN
• IN-GROUND STORM CELLAR
• STORAGE SHED
• WOODEN BACK DECK

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Modular/Prefab construction; Vinyl siding; Shake roof; Built according to public records
• Exterior features: Covered porch; Porch; Shed(s); Chain link fencing; Storm shelter; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range / Stove; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (first level); Additional bedrooms on first level
• Flooring: Carpet; Vinyl
• Bathrooms: Master bath with bathtub (first level); Hall full bath (first level); Total of 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows; Electric range connection
• Laundry & utility: Utility room inside on first level; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $48 ($577/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 $123k (11.9% below list).
• Recommended offer: $123k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#102 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: schools F, amenities F, commute F.
• Drumright (rural): math 24% / reading 25% proficiency, ranked #353 of 513 in OK (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 193 units permitted in Creek County in 2024 (76 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($968 loan paydown + $2k appreciation (1.1% local appreciation)).
• At projected returns (1.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $123,328 (11.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.88% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.17×
• Total profit: $6,611
• Equity at exit: $48,789

10-year hold

• IRR: 7.7%
• Equity multiple: 1.95×
• Total profit: $37,124
• Equity at exit: $65,612

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 74030

• Home prices YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $48

Break-even live

Break-even rent $1,172

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $127	-5% $88	+0% $48	+5% $8	+10% $-31
Rent	-10% $-49	-5% $-1	+0% $48	+5% $97	+10% $146
Rate	-1.0pp $119	-0.5pp $84	base $48	+0.5pp $12	+1.0pp $-25

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 21 events

1. 2026-06-21
   days on market $140,000 Active 38 DOM
2. 2026-06-21
   days on market $140,000 Active 37 DOM
3. 2026-06-18
   days on market $140,000 Active 35 DOM
4. 2026-06-17
   days on market $140,000 Active 34 DOM
5. 2026-06-16
   days on market $140,000 Active 33 DOM
6. 2026-06-15
   days on market $140,000 Active 32 DOM
7. 2026-06-13
   days on market $140,000 Active 30 DOM
8. 2026-06-12
   days on market $140,000 Active 29 DOM
9. 2026-06-09
   days on market $140,000 Active 26 DOM
10. 2026-06-08
    days on market $140,000 Active 25 DOM
11. 2026-06-08
    days on market $140,000 Active 24 DOM
12. 2026-06-05
    days on market $140,000 Active 22 DOM
13. 2026-06-04
    days on market $140,000 Active 20 DOM
14. 2026-06-03
    price $140,000 Active 19 DOM
15. 2026-06-02
    days on market $148,000 Active 19 DOM
16. 2026-06-01
    days on market $148,000 Active 18 DOM
17. 2026-05-31
    days on market $148,000 Active 17 DOM
18. 2026-05-13
    listed $148,000 Active
19. 2022-08-02
    soldstatus $125,000
20. 2022-07-15
    soldstatus $125,000 393-char remark

    Show marketing remark (393 chars)

    Beautiful Home on 5 city lots! This 3Bed/2Bath Home was built in 2016. The property sits on a corner lot and is fully fenced! Large Kitchen with plenty of storage. Side door off laundry room as well as a large glass sliding door leading to wooden back deck. Home includes an inground storm cellar, storage shed and attached 2 car carport with gravel driveway. Call to schedule a showing today!

21. 2022-05-07
    listed $125,000 393-char remark

    Show marketing remark (393 chars)

    Beautiful Home on 5 city lots! This 3Bed/2Bath Home was built in 2016. The property sits on a corner lot and is fully fenced! Large Kitchen with plenty of storage. Side door off laundry room as well as a large glass sliding door leading to wooden back deck. Home includes an inground storm cellar, storage shed and attached 2 car carport with gravel driveway. Call to schedule a showing today!

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $1,604 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $14,799
• − Mortgage interest: −$7,842
• − Property taxes: −$1,604
• − Insurance: −$700
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$4,073
• Taxable loss: −$1,787
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $1,006/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: Drumright
• NCES district ID: 4010200
• Math proficiency: 24% ▲ 7.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $35,602
• Composite: 23.33/100
• National rank: #13308
• State rank: #353 of 513 in OK

Livability — Drumright

• Score: 66/100
• State rank: #102
• US rank: #11324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drumright, OK
• Population (ZIP): 2,978

Population outlook (Creek County) Hauer SSP2

• Today (2025): 72,706 people
• By 2030: 73,032 · +0.4%
• By 2040: 72,788 · +0.1%
• By 2050: 71,558 · -1.6%
• By 2075: 69,248 · -4.8%
• By 2100: 62,722 · -13.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Native American 9% Two or more races 8% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Creek

• 2024 margin: Solid R (+55.7) · D 21.2% · R 77.0% · Other 1.8%
• 2008→2024 swing: -14.1pp toward R · 2008: -41.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+54.8 2016: R+54.5 2012: R+45.4 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 232.3723
• 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

+18.4% since first listed

4 events — show timeline

• 2026-05-13 Listed $148,000 MLS Technology, Inc.
• 2022-08-02 Sold (Public Records) $125,000 Public Records
• 2022-07-15 Sold (MLS) $125,000 SBOR
• 2022-05-07 Listed $125,000 SBOR

Property tax history

+15.6%/yr

Latest (2025): $1,604 · -0.1% YoY. Source: county tax records.