28560 S 75th E · Porum, OK 74455

$125,000

3 bd · 2.0 ba · 2,040 sqft · Manufactured public records · 24 Days on market

Built 2010 1.00 ac lot ↓ 16% 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 +20.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Country living with town convenience! This well-kept double-wide sits on 1 acre on the edge of Porum and offers 3 bedrooms, 2 bathrooms, and an open living/kitchen area. Easy access with a circle drive, plenty of parking, plus a chicken coop. Great as a primary residence or a second home, just minutes from Lake Eufaula.

Key facts

• Circle drive
• Plenty of parking
• Chicken coop

Tags

• CIRCLE DRIVE
• PLENTY OF PARKING
• CHICKEN COOP
• MINUTES FROM LAKE EUFAULA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $116k (7.3% below list).
• Recommended offer: $116k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#240 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Porum (rural): math 19% / reading 24% proficiency, ranked #172 of 270 in OK (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Porum Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 289 students, 0% FRL); Porum Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 136 students, 0% FRL) — zoned schools average 0% FRL vs 70% district-wide (70 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 129 active listings in the ZIP; 58 units permitted in Muskogee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.6% local appreciation)).
• Muskogee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $115,868 (7.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.46×
• Total profit: $50,988
• Equity at exit: $83,113

10-year hold

• IRR: 20.1%
• Equity multiple: 5.01×
• Total profit: $140,521
• Equity at exit: $154,799

Cash invested: $35,000 (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 74455

• Home prices YoY: 2.3%
• Active inventory: 129
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $168

Break-even live

Break-even rent $946

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $239	-5% $203	+0% $168	+5% $132	+10% $97
Rent	-10% $76	-5% $122	+0% $168	+5% $214	+10% $259
Rate	-1.0pp $231	-0.5pp $200	base $168	+0.5pp $135	+1.0pp $103

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $125,000 Pending 24 DOM
2. 2026-06-04
   days on market $125,000 Active 23 DOM
3. 2026-06-02
   days on market $125,000 Active 22 DOM
4. 2026-06-01
   days on market $125,000 Active 21 DOM
5. 2026-05-31
   days on market $125,000 Active 20 DOM
6. 2026-04-21
   status Pending
7. 2026-04-16
   status Active
8. 2026-04-01
   status Pending
9. 2026-03-20
   listed $125,000 Active
10. 2024-07-18
    historical
11. 2024-01-20
    listed $149,000 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: $479 · $40/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$646/yr (+$54/mo · 134.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $13,904
• − Mortgage interest: −$7,002
• − Property taxes: −$479
• − Insurance: −$625
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,636
• Taxable loss: −$63
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,029/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: Porum
• NCES district ID: 4024840
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 24% ▼ -5.00%
• Median HH income: $30,183
• Composite: 17.25/100
• National rank: #9092
• State rank: #172 of 270 in OK

Livability — Porum

• Score: 62/100
• State rank: #240
• US rank: #16214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,717
• Population (ZIP): 2,717

Population outlook (Muskogee County) Hauer SSP2

• Today (2025): 66,842 people
• By 2030: 64,969 · -2.8%
• By 2040: 60,920 · -8.9%
• By 2050: 56,978 · -14.8%
• By 2075: 47,160 · -29.4%
• By 2100: 35,336 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 15% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Italian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Muskogee

• 2024 margin: Solid R (+37.6) · D 30.4% · R 68.0% · Other 1.7%
• 2008→2024 swing: -22.6pp toward R · 2008: -15.0pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+33.9 2016: R+29.2 2012: R+14.8 2008: R+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.57%
• Current HPI: 288.3386
• 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

-16.1% since first listed

6 events — show timeline

• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-04-16 Relisted — MLS Technology, Inc.
• 2026-04-01 Pending — MLS Technology, Inc.
• 2026-03-20 Listed $125,000 MLS Technology, Inc.
• 2024-07-18 Listing Removed — MLS Technology, Inc.
• 2024-01-20 Listed $149,000 MLS Technology, Inc.

Property tax history

-0.5%/yr

Latest (2022): $479 · +0.0% YoY. Source: county tax records.