1110 N Cason Rd · Bray, OK 73055

$185,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 212 Days on market

Manufactured home Built 1997 ↓ 5% since listing

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Why this score? — see what drove the D- 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 +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +3.8/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Discover country comfort in this well-kept 2 bed, 2 bath manufactured home sitting on a beautiful 10-acre fenced property, perfect for horses, cattle, goats, or any critters you dream of. Inside this 1,568 sq ft home, you’ll love the spacious living room and the inviting layout throughout. The primary suite features a large his-and-hers walk-in closet and a relaxing bathroom complete with a soaker tub and walk-in shower. The kitchen offers ample cabinet and counter space along with a dishwasher and room for all your appliances. Outside, enjoy multiple buildings including one with an attached carport, plus an open hay shed that creates a perfectly fenced backyard—great for family fun, pets, or outdoor activities. A peaceful property with all the space and charm of country living!

Key facts

• Central ac
• Half fenced pasture
• 10 acres

Tags

• 10 ACRES
• HALF FENCED PASTURE
• 20X25FT BARN
• 20X60FT SHOP
• 20X24FT CARPORT
• CENTRAL AC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (29.0% below list).
• Recommended offer: $131k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#83 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Bray-Doyle (rural): math 15% / reading 30% proficiency, ranked #360 of 513 in OK (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bray-Doyle Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 198 students, 0% FRL); Bray-Doyle Hs (math 10% / reading 10%, grade F, #361 of 447 statewide, top 94%, 64 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 17 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $131,412 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.38×
• Total profit: $-32,026
• Equity at exit: $31,972

10-year hold

• IRR: -9.1%
• Equity multiple: 0.37×
• Total profit: $-32,438
• Equity at exit: $23,635

Cash invested: $51,800 (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 73055

• Home prices YoY: -1.0%
• Active inventory: 8
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$77
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-96

Break-even live

Break-even rent $1,435

Max offer price $168,070

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-43	+0% $-96	+5% $-148	+10% $-201
Rent	-10% $-200	-5% $-148	+0% $-96	+5% $-44	+10% $8
Rate	-1.0pp $-3	-0.5pp $-49	base $-96	+0.5pp $-144	+1.0pp $-193

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $185,000 Active 212 DOM
2. 2026-06-19
   days on market $185,000 Active 209 DOM
3. 2026-06-18
   days on market $185,000 Active 208 DOM
4. 2026-06-17
   days on market $185,000 Active 207 DOM
5. 2026-06-16
   days on market $185,000 Active 206 DOM
6. 2026-06-15
   days on market $185,000 Active 205 DOM
7. 2026-06-14
   days on market $185,000 Active 203 DOM
8. 2026-06-12
   days on market $185,000 Active 202 DOM
9. 2026-06-09
   days on market $185,000 Active 199 DOM
10. 2026-06-08
    days on market $185,000 Active 198 DOM
11. 2026-06-07
    days on market $185,000 Active 197 DOM
12. 2026-06-05
    days on market $185,000 Active 195 DOM
13. 2026-06-03
    days on market $185,000 Active 193 DOM
14. 2026-06-02
    days on market $185,000 Active 192 DOM
15. 2026-06-01
    days on market $185,000 Active 191 DOM
16. 2026-05-31
    days on market $185,000 Active 190 DOM
17. 2026-05-30
    days on market $185,000 Active 189 DOM
18. 2026-02-26
    soldstatus $175,000
19. 2026-02-25
    soldstatus $175,000 Closed 801-char remark

    Show marketing remark (801 chars)

    Discover country comfort in this well-kept 2 bed, 2 bath manufactured home sitting on a beautiful 10-acre fenced property, perfect for horses, cattle, goats, or any critters you dream of. Inside this 1,568 sq ft home, you’ll love the spacious living room and the inviting layout throughout. The primary suite features a large his-and-hers walk-in closet and a relaxing bathroom complete with a soaker tub and walk-in shower. The kitchen offers ample cabinet and counter space along with a dishwasher and room for all your appliances. Outside, enjoy multiple buildings including one with an attached carport, plus an open hay shed that creates a perfectly fenced backyard—great for family fun, pets, or outdoor activities. A peaceful property with all the space and charm of country living!

20. 2026-01-06
    historical Active Under Contract 801-char remark

    Show marketing remark (801 chars)

    Discover country comfort in this well-kept 2 bed, 2 bath manufactured home sitting on a beautiful 10-acre fenced property, perfect for horses, cattle, goats, or any critters you dream of. Inside this 1,568 sq ft home, you’ll love the spacious living room and the inviting layout throughout. The primary suite features a large his-and-hers walk-in closet and a relaxing bathroom complete with a soaker tub and walk-in shower. The kitchen offers ample cabinet and counter space along with a dishwasher and room for all your appliances. Outside, enjoy multiple buildings including one with an attached carport, plus an open hay shed that creates a perfectly fenced backyard—great for family fun, pets, or outdoor activities. A peaceful property with all the space and charm of country living!

21. 2025-12-08
    listed $175,000 Active 801-char remark

    Show marketing remark (801 chars)

    Discover country comfort in this well-kept 2 bed, 2 bath manufactured home sitting on a beautiful 10-acre fenced property, perfect for horses, cattle, goats, or any critters you dream of. Inside this 1,568 sq ft home, you’ll love the spacious living room and the inviting layout throughout. The primary suite features a large his-and-hers walk-in closet and a relaxing bathroom complete with a soaker tub and walk-in shower. The kitchen offers ample cabinet and counter space along with a dishwasher and room for all your appliances. Outside, enjoy multiple buildings including one with an attached carport, plus an open hay shed that creates a perfectly fenced backyard—great for family fun, pets, or outdoor activities. A peaceful property with all the space and charm of country living!

22. 2025-11-18
    listed $185,000 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: $1,041 · $87/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$624/yr (+$52/mo · 59.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,769
• − Mortgage interest: −$10,363
• − Property taxes: −$1,041
• − Insurance: −$925
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$5,382
• Taxable loss: −$4,464
• Est. tax savings @ 24.0%: +$1,071
• After-tax cash flow: $-79/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: Bray-Doyle
• NCES district ID: 4005340
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $50,168
• Composite: 23.11/100
• National rank: #13351
• State rank: #360 of 513 in OK

Livability — Bray

• Score: 67/100
• State rank: #83
• US rank: #10392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bray, OK
• Population (ZIP): 9,639

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 44,528 people
• By 2030: 44,300 · -0.5%
• By 2040: 43,971 · -1.3%
• By 2050: 43,954 · -1.3%
• By 2075: 44,982 · +1.0%
• By 2100: 45,259 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 6% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -52.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+65.1 2016: R+62.0 2012: R+53.2 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.47%
• Current HPI: 239.84
• 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

-5.4% since first listed

5 events — show timeline

• 2026-02-26 Sold (Public Records) $175,000 Public Records
• 2026-02-25 Sold (MLS) $175,000 DAOR
• 2026-01-06 Contingent — DAOR
• 2025-12-08 Listed $175,000 DAOR
• 2025-11-18 Listed $185,000 Fizber.com

Property tax history

+27.2%/yr

Latest (2025): $1,041 · -9.0% YoY. Source: county tax records.