321 S Middle Ave · New Cordell, OK 73632

$64,800

3 bd · 2.0 ba · 1,624 sqft · Manufactured public records · 183 Days on market

Built 1999 0.51 ac lot

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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 +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4 bedroom 3 bathroom manufactured home that sits on a corner lot with a 30 X 50 insulated barn. It also has a 12 X 18 Shed for storage. The appliances Stove, Refrigerator, and Dishwasher stay with the house. It has a wood patio deck out the back door. Also has a carport. Take a look at this cute home you will love it. Call for your showing .

Key facts

• Shed
• Corner lot
• Insulated barn

Tags

• CORNER LOT
• INSULATED BARN
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 6.6% in New Cordell — 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 60/100 on livability (#335 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Cordell (town): math 37% / reading 33% proficiency, ranked #33 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cordell Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 358 students, 0% FRL); Cordell Hs (math 24% / reading 44%, grade F, #48 of 447 statewide, top 14%, 104 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 1 units permitted in Washita County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $448 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washita County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $56k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $57,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.82% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.96%
• DSCR: 2.42
• GRM: 4.6

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: 26.9%
• Equity multiple: 2.12×
• Total profit: $20,294
• Equity at exit: $9,662

10-year hold

• IRR: 34.5%
• Equity multiple: 4.16×
• Total profit: $57,380
• Equity at exit: $5,603

Cash invested: $18,144 (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 73632

• Home prices YoY: -1.6%
• Active inventory: 38
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $483

Break-even live

Break-even rent $571

Max offer price $64,800

Occupancy floor 54%

Sensitivity live

Price	-10% $520	-5% $502	+0% $483	+5% $465	+10% $447
Rent	-10% $390	-5% $436	+0% $483	+5% $530	+10% $577
Rate	-1.0pp $516	-0.5pp $500	base $483	+0.5pp $466	+1.0pp $449

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: $16,200
• Closing costs: $1,944
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-16
   status Pending
2. 2026-03-05
   price $64,800
3. 2026-01-03
   price $91,580
4. 2025-12-05
   price $101,220
5. 2025-11-03
   price $110,860
6. 2025-09-20
   status Active
7. 2025-09-04
   status Pending
8. 2025-08-29
   listed $120,500 Active
9. 2024-09-09
   soldstatus $50,000
10. 2021-05-17
    soldstatus $114,000
11. 2021-05-13
    soldstatus $114,000 Sold 350-char remark

    Show marketing remark (350 chars)

    This 4 bedroom 3 bathroom manufactured home that sits on a corner lot with a 30 X 50 insulated barn. It also has a 12 X 18 Shed for storage. The appliances Stove, Refrigerator, and Dishwasher stay with the house. It has a wood patio deck out the back door. Also has a carport. Take a look at this cute home you will love it. Call for your showing .

12. 2021-03-18
    status Pending 350-char remark

    Show marketing remark (350 chars)

    This 4 bedroom 3 bathroom manufactured home that sits on a corner lot with a 30 X 50 insulated barn. It also has a 12 X 18 Shed for storage. The appliances Stove, Refrigerator, and Dishwasher stay with the house. It has a wood patio deck out the back door. Also has a carport. Take a look at this cute home you will love it. Call for your showing .

13. 2021-03-08
    listed $115,000 Active 350-char remark

    Show marketing remark (350 chars)

    This 4 bedroom 3 bathroom manufactured home that sits on a corner lot with a 30 X 50 insulated barn. It also has a 12 X 18 Shed for storage. The appliances Stove, Refrigerator, and Dishwasher stay with the house. It has a wood patio deck out the back door. Also has a carport. Take a look at this cute home you will love it. Call for your showing .

14. 2001-10-24
    soldstatus $15,000

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $14,188
• − Mortgage interest: −$3,630
• − Property taxes: −$1,008
• − Insurance: −$324
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,885
• Taxable income: $5,071
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $4,581/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: Cordell
• NCES district ID: 4008640
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $48,294
• Composite: 30.21/100
• National rank: #6304
• State rank: #33 of 270 in OK

Livability — New Cordell

• Score: 60/100
• State rank: #335
• US rank: #18607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Cordell, OK
• Population (ZIP): 3,041

Population outlook (Washita County) Hauer SSP2

• Today (2025): 12,143 people
• By 2030: 12,276 · +1.1%
• By 2040: 12,522 · +3.1%
• By 2050: 12,740 · +4.9%
• By 2075: 13,198 · +8.7%
• By 2100: 13,189 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 2% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Iranian 2% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Washita

• 2024 margin: Solid R (+74.8) · D 11.8% · R 86.6% · Other 1.5%
• 2008→2024 swing: -18.9pp toward R · 2008: -55.9pp · 2024: -74.8pp
• All cycles: 2024: R+74.8 2020: R+73.0 2016: R+70.5 2012: R+61.8 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.38%
• Current HPI: 203.69
• 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

+332.0% since first listed

14 events — show timeline

• 2026-03-16 Pending — MLSOK
• 2026-03-05 Price Changed $64,800 MLSOK
• 2026-01-03 Price Changed $91,580 MLSOK
• 2025-12-05 Price Changed $101,220 MLSOK
• 2025-11-03 Price Changed $110,860 MLSOK
• 2025-09-20 Relisted — MLSOK
• 2025-09-04 Pending — MLSOK
• 2025-08-29 Listed $120,500 MLSOK
• 2024-09-09 Sold (Public Records) $50,000 Public Records
• 2021-05-17 Sold (Public Records) $114,000 Public Records
• 2021-05-13 Sold (MLS) $114,000 MLSOK
• 2021-03-18 Pending — MLSOK
• 2021-03-08 Listed $115,000 MLSOK
• 2001-10-24 Sold (Public Records) $15,000 Public Records

Property tax history

+45.7%/yr

Latest (2025): $1,008 · +3.9% YoY. Source: county tax records.