64850 E 260 Rd · Cayuga, OK 74344

$115,900

1 bd · 1.0 ba · 600 sqft · SingleFamily · 85 Days on market

Built 2022 Good condition 3.00 ac lot ↓ 14% since listing

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller Experience country living just minutes from town and Grand Lake, with convenient access to public boat ramps! This charming 1-bedroom, 1-bath home is situated on 3 acres and features a welcoming front porch and a peaceful back deck for your enjoyment. The possibilities are endless—make it your lovely home, a VRBO, a rental, or simply a great getaway! Need Septic. The seller will give a $ 6,000 credit toward the septic system. Shares rural water tap with neighbor

Key facts

• Front porch
• Back deck
• Public boat ramps

Tags

• PUBLIC BOAT RAMPS
• FRONT PORCH
• BACK DECK
• 3 ACRES

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Fiber optic available; Public water; Lagoon sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Wood frame construction; Metal roof; Built (year per public records)
• Exterior features: Covered patio/porch; Deck; Porch; Mature trees

Interior

• Kitchen: Microwave; Oven; Range; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with multiple heating units; Two cooling units
• Interior features: High speed internet; Laminate counters; Ceiling fan(s); Electric oven and range connections; Vinyl windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $116k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $109k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#313 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities 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.
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 51 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $801 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delaware County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $108,946 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-9,398
• Equity at exit: $17,281

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $3,949
• Equity at exit: $10,021

Cash invested: $32,452 (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 74344

• Home prices YoY: -4.8%
• Active inventory: 116
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,738/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $147

Break-even live

Break-even rent $1,014

Max offer price $115,900

Occupancy floor 83%

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65400 E 250 Rd Unit A Grove, OK	2.0	1.0	725	$1,200	$1.66	14d	1	1.25mi

Listing history 8 events

1. 2026-06-18
   days on market $115,900 Active 85 DOM
2. 2026-06-17
   days on market $115,900 Active 84 DOM
3. 2026-06-16
   days on market $115,900 Active 83 DOM
4. 2026-06-15
   days on market $115,900 Active 82 DOM
5. 2026-06-13
   days on market $115,900 Active 80 DOM
6. 2026-06-12
   days on market $115,900 Active 79 DOM
7. 2026-06-09
   remarks 484-char remark
8. 2026-06-09
   listed $115,900 Active 76 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,400
• − Mortgage interest: −$6,492
• − Property taxes: −$1,738
• − Insurance: −$580
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,372
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,785/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This charming 1-bedroom, 1-bath home is in good condition with modern appliances and a good foundation. It's located on 3 acres with a peaceful back deck and a welcoming front porch. The property is in need of a septic system and some landscaping to enhance its curb appeal and property value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Painting — Fresh paint can improve the home's appearance and value
• Both Landscaping — Landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping — Landscaping can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cayuga

• Score: 61/100
• State rank: #313
• US rank: #18102

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

• Population (ZIP): 14,386

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 (74%)
• Race & ethnicity: White 74% Two or more races 11% Native American 11% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -14.29%
• Current HPI: 281.8539
• 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

-13.5% since first listed

6 events — show timeline

• 2026-05-17 Price Changed $115,900 MLS Technology, Inc.
• 2026-05-11 Price Changed $115,900 NWARMLS
• 2026-04-10 Price Changed $124,900 MLS Technology, Inc.
• 2026-04-10 Price Changed $124,500 NWARMLS
• 2026-03-25 Listed $134,000 NWARMLS
• 2026-03-25 Listed $134,000 MLS Technology, Inc.