477 County Road 1398 · Chickasha, OK 73018

$59,999

2 bd · 1.0 ba · 1,208 sqft · Manufactured public records · 28 Days on market

Built 1981 1.13 ac lot ↓ 19% 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
• Schools +5.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this 1.12 MOL acre property located in the desirable Pioneer School District! Situated at 477 CR 1398 in Chickasha, this property features a mobile home ready for your vision and updates. Ideal for investors, flippers, or buyers looking to create their own space, this property offers a solid setup with valuable improvements already in place, including an inground storm shelter. Enjoy the convenience of a 2-car carport, a spacious shop, and multiple outbuildings—perfect for storage, projects, or hobbies. The majority of the acreage is fenced, with apple & peach trees, making it suitable for animals or added privacy. With no restrictions, you’ll have th

Key facts

• 2 car carport
• Spacious shop
• 30 amp plug

Tags

• 2 CAR CARPORT
• SPACIOUS SHOP
• MULTIPLE OUTBUILDINGS
• MAJORITY OF THE ACREAGE FENCED
• 30 AMP PLUG

Property features AI

Finance

• Other: Livestock allowed
• Financial info: Not assumable; Does not qualify for listed loan option; Current price listed
• HOA & community: No mandatory association dues

Exterior

• Home design: Manufactured construction; Single family residence; Residential property; One-level property; Composition roof; Move-to-site status; Homestead eligible
• Construction: Manufactured construction; Composition roof; Conventional foundation; Built to be moved to site
• Exterior features: Covered porch; Porch; Outbuildings; Workshop; Rural property

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Below-ground storm shelter; Occupied
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 4.8% 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.
• Pioneer (rural): math 68% / reading 50% proficiency, ranked #2 of 270 in OK (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pioneer Public School (math 68% / reading 50%, grade B-, #15 of 845 statewide, top 2%, 383 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 203 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,099 (1.5% 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 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?
3. 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.
4. 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.
5. 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: 18.25%
• Cash-on-cash: 42.70%
• DSCR: 2.90
• GRM: 4.1

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: 39.4%
• Equity multiple: 2.69×
• Total profit: $28,333
• Equity at exit: $8,946

10-year hold

• IRR: 45.8%
• Equity multiple: 5.38×
• Total profit: $73,625
• Equity at exit: $5,188

Cash invested: $16,800 (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: 203
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$16 /mo · $190/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $598

Break-even live

Break-even rent $450

Max offer price $59,999

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   status $59,999 Pending 28 DOM
2. 2026-06-01
   days on market $59,999 Active 28 DOM
3. 2026-05-31
   days on market $59,999 Active 27 DOM
4. 2026-05-21
   status Pending
5. 2026-05-20
   price $65,000
6. 2026-05-14
   status Active
7. 2026-05-11
   status Pending
8. 2026-05-04
   price $69,900
9. 2026-04-20
   listed $79,900 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: $190 · $16/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$350/yr (+$29/mo · 184.2%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,480
• − Mortgage interest: −$3,361
• − Property taxes: −$190
• − Insurance: −$300
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$1,745
• Taxable income: $6,567
• Est. tax owed @ 24.0%: −$1,576
• After-tax cash flow: $5,597/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: Pioneer
• NCES district ID: 4024150
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 50% ▼ -16.00%
• Median HH income: $54,562
• Composite: 50.77/100
• National rank: #1811
• State rank: #2 of 270 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

-18.6% since first listed

6 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-05-20 Price Changed $65,000 MLSOK
• 2026-05-14 Relisted — MLSOK
• 2026-05-11 Pending — MLSOK
• 2026-05-04 Price Changed $69,900 MLSOK
• 2026-04-20 Listed $79,900 MLSOK

Property tax history

+5.9%/yr

Latest (2025): $190 · +4.4% YoY. Source: county tax records.