2230 County Street 2882 · Chickasha, OK 73018

$159,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 132 Days on market

Built 2007 1.55 ac lot Est $271k · 41% under $17/mo HOA · 1% of rent ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER WILL FINANCE WITH 10k DOWN FOR 20-25 YEARS! This east facing mobile home has amazing morning sunrise views! No close neighbor in the back, so sunsets will be great too! Enjoy 1.55 (mol) acres in the Friend School District with high school being Chickasha or Amber. You'll love being able to have a shop/barn if desired to keep your toys in. Neighbors are close, but not too close! This property has new windows, hvac, roof and siding! Take a look today! Ask about seller finance options.

Key facts

• New hvac
• 1.55 acres
• Shop barn

Tags

• MORNING SUNRISE VIEWS
• 1.55 ACRES
• SHOP BARN
• NEW WINDOWS
• NEW HVAC
• NEW ROOF

Property features AI

Finance

• Other: Located in Chisholm Heights addition; Lot size approximately 1.55 acres; No storm shelter; Homestead: No
• Financial info: Assumable loans: No; Loan qualification: Unknown
• HOA & community: Mandatory association dues; Association fee: $200 (includes common area maintenance)

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No utility details provided
• Home design: Single family residence; One story; East-facing; Residential property; Move-to-site build status
• Construction: Manufactured construction; Metal roof; Conventional foundation
• Exterior features: Rural lot; No additional exterior features listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Two living areas; One dining area; One fireplace (other type)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $21 ($256/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 $144k (9.5% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.7% in Chickasha — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#117 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Friend (rural): math 40% / reading 45% proficiency, ranked #67 of 513 in OK (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Friend Public School (math 27% / reading 32%, grade F, #255 of 845 statewide, top 35%, 216 students, 0% FRL) — zoned schools average 0% FRL vs 45% district-wide (45 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Friend average; the district grade overstates school quality for this exact location.
• Market conditions: 205 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $271,264
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1426 County Road 1350	0.44mi	3/2.0	1,444 (-8%)	6mo	$249,900	$173	61
1413 County Road 1345	0.08mi	3/2.0	1,792 (+14%)	14mo	$110,000	$61	61

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-24,375
• Equity at exit: $23,707

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-19,347
• Equity at exit: $13,747

Cash invested: $44,520 (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 73018

• Home prices YoY: -21.1%
• Active inventory: 205
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$17
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $21

Break-even live

Break-even rent $1,412

Max offer price $159,000

Occupancy floor 94%

Sensitivity live

Price	-10% $131	-5% $76	+0% $21	+5% $-34	+10% $-89
Rent	-10% $-92	-5% $-36	+0% $21	+5% $78	+10% $135
Rate	-1.0pp $101	-0.5pp $62	base $21	+0.5pp $-20	+1.0pp $-62

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 12 events

1. 2026-06-15
   days on market $159,000 Active 132 DOM
2. 2026-06-13
   days on market $159,000 Active 130 DOM
3. 2026-06-09
   days on market $159,000 Active 126 DOM
4. 2026-06-08
   days on market $159,000 Active 125 DOM
5. 2026-06-07
   days on market $159,000 Active 124 DOM
6. 2026-06-05
   days on market $159,000 Active 121 DOM
7. 2026-06-03
   days on market $159,000 Active 120 DOM
8. 2026-06-02
   days on market $159,000 Active 119 DOM
9. 2026-06-01
   days on market $159,000 Active 118 DOM
10. 2026-05-31
    days on market $159,000 Active 117 DOM
11. 2026-03-23
    price $159,000
12. 2026-02-03
    listed $165,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,273
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − HOA: −$204
• − Depreciation: −$4,625
• Taxable loss: −$2,407
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $833/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: Friend
• NCES district ID: 4012210
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $58,244
• Composite: 39.67/100
• National rank: #8034
• State rank: #67 of 513 in OK

Livability — Chickasha

• Score: 66/100
• State rank: #117
• US rank: #11902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grady County · 20,505 people
• City population: 20,505
• Metro: Oklahoma City, OK
• Population (ZIP): 20,505
• Household income: $56,484
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 685.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Black 5% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -66.82%
• Current HPI: 249.6051
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

-3.6% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $159,000 MLSOK
• 2026-02-03 Listed $165,000 MLSOK