471778 E 779 Rd · Peavine, OK 74960

$55,660

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 31 Days on market

Built 2000 0.84 ac lot ↓ 7% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Country living! 3 Bedroom 2 bathroom Mobile Home sitting on . 84 acres+/- Sets back off the road for privacy, Includes split floorplan, add on with two bonus rooms and large front and back deck. FHA $100 Down Sales Incentive for Owner Occupant.

Key facts

• Mobile home
• Split floorplan
• Two bonus rooms

Tags

• MOBILE HOME
• SPLIT FLOORPLAN
• TWO BONUS ROOMS
• LARGE FRONT AND BACK DECK

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Septic tank; Rural water
• Home design: Single-story; Double wide manufactured home; Northeast-facing; Tie down foundation
• Construction: Manufactured construction; Vinyl siding; Metal roof; Year built (source: appraiser)
• Exterior features: Deck; Mature trees

Interior

• Flooring: Carpet flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Aluminum window frames; Laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#482 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Peavine (rural): math 30% / reading 15% proficiency, ranked #390 of 513 in OK (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 96 active listings in the ZIP; 30 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($385 loan paydown + $1k appreciation (2.1% local appreciation)).
• Adair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $5k (8%) 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 $53,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.01% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.70%
• DSCR: 2.86
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 3.49×
• Total profit: $38,734
• Equity at exit: $22,416

10-year hold

• IRR: 46.5%
• Equity multiple: 6.95×
• Total profit: $92,704
• Equity at exit: $32,639

Cash invested: $15,585 (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 74960

• Home prices YoY: 1.0%
• Active inventory: 96
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$292
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $542

Break-even live

Break-even rent $431

Max offer price $55,660

Occupancy floor 47%

Sensitivity live

Price	-10% $573	-5% $557	+0% $542	+5% $526	+10% $510
Rent	-10% $453	-5% $497	+0% $542	+5% $586	+10% $630
Rate	-1.0pp $570	-0.5pp $556	base $542	+0.5pp $527	+1.0pp $512

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: $13,915
• Closing costs: $1,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $55,660 Active 31 DOM
2. 2026-06-18
   days on market $55,660 Active 29 DOM
3. 2026-06-17
   days on market $55,660 Active 28 DOM
4. 2026-06-17
   price $55,660 Active 27 DOM
5. 2026-06-16
   days on market $60,500 Active 27 DOM
6. 2026-06-15
   days on market $60,500 Active 26 DOM
7. 2026-06-13
   days on market $60,500 Active 24 DOM
8. 2026-06-12
   days on market $60,500 Active 23 DOM
9. 2026-06-09
   days on market $60,500 Active 20 DOM
10. 2026-06-09
    status $60,500 Active 19 DOM
11. 2026-05-06
    listed $60,500 Active

    Show marketing remark (244 chars)

    Country living! 3 Bedroom 2 bathroom Mobile Home sitting on . 84 acres+/- Sets back off the road for privacy, Includes split floorplan, add on with two bonus rooms and large front and back deck. FHA $100 Down Sales Incentive for Owner Occupant.

12. 2026-05-06
    listed $60,500 Active 244-char remark

    Show marketing remark (244 chars)

    Country living! 3 Bedroom 2 bathroom Mobile Home sitting on . 84 acres+/- Sets back off the road for privacy, Includes split floorplan, add on with two bonus rooms and large front and back deck. FHA $100 Down Sales Incentive for Owner Occupant.

13. 2025-08-01
    status Pending
14. 2025-08-01
    status Pending
15. 2025-08-01
    historical
16. 2025-07-23
    status Active
17. 2025-07-22
    listed $60,500 Active
18. 2025-07-18
    listed $60,500 Active
19. 2021-06-24
    soldstatus $65,000
20. 2021-06-17
    soldstatus $65,000 Closed
21. 2021-03-19
    status Pending
22. 2021-03-02
    listed $65,000 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: $309 · $26/mo
• Projected year-2 tax: $501 · $42/mo
• Expected delta: +$192/yr (+$16/mo · 62.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,404
• − Mortgage interest: −$3,118
• − Property taxes: −$309
• − Insurance: −$278
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,619
• Taxable income: $5,935
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $5,075/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: Peavine
• NCES district ID: 4010560
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $34,845
• Composite: 21.71/100
• National rank: #13589
• State rank: #390 of 513 in OK

Livability — Peavine

• Score: 57/100
• State rank: #482
• US rank: #22159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peavine, OK
• Population (ZIP): 11,964

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,805 people
• By 2030: 20,073 · -3.5%
• By 2040: 18,496 · -11.1%
• By 2050: 16,970 · -18.4%
• By 2075: 14,011 · -32.7%
• By 2100: 12,211 · -41.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.90)
• Race & ethnicity: Native American 51% White 31% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.8% · Other 1.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -38.7pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+59.1 2016: R+52.2 2012: R+34.8 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.15%
• Current HPI: 223.6773
• 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

-6.9% since first listed

12 events — show timeline

• 2026-05-06 Listed $60,500 WRVBOR
• 2026-05-06 Listed $60,500 MLS Technology, Inc.
• 2025-08-01 Pending — WRVBOR
• 2025-08-01 Pending — MLS Technology, Inc.
• 2025-08-01 Listing Removed — MLS Technology, Inc.
• 2025-07-23 Relisted — WRVBOR
• 2025-07-22 Listed $60,500 MLS Technology, Inc.
• 2025-07-18 Listed $60,500 WRVBOR
• 2021-06-24 Sold (Public Records) $65,000 Public Records
• 2021-06-17 Sold (MLS) $65,000 MLS Technology, Inc.
• 2021-03-19 Pending — MLS Technology, Inc.
• 2021-03-02 Listed $65,000 MLS Technology, Inc.

Property tax history

+18.1%/yr

Latest (2025): $309 · +25.1% YoY. Source: county tax records.