27916 S 4410 · Vinita, OK 74301

$112,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 118 Days on market

Built 2001 0.55 ac lot

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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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

So much potential here with this 3 bed 2 bath home. Large kitchen with all appliances including a washer and dryer. Large primary bedroom with a garden tub and separate shower plus a walk-in closet. Detached garage plus carport. This home is being sold ''as is'' and does need a new roof and flooring. Cash offers only.

Key facts

• Covered porch
• Frost free hydrant
• New hvac

Tags

• NEW HVAC
• COVERED PORCH
• COVERED CARPORT
• DETACHED GARAGE
• CONCRETE FLOOR
• FROST FREE HYDRANT

Property features AI

Exterior

• Parking: 2-car garage; Detached parking; Carport
• Security: No safety shelter
• Utilities: Electricity available; Rural water source; Septic tank
• Home design: Single-wide manufactured home; One story; Faces east; Entry on slab foundation with tie-downs
• Construction: Metal roof; Aluminum siding; Manufactured construction; Built per public records
• Exterior features: Covered patio/porch; Deck; Porch; Workshop; Mature trees

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Laminate countertops; Vaulted ceilings; Ceiling fans; Electric range connection; Accessible approach with ramp
• Laundry & utility: Washer; Dryer; Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $110k (1.8% below list).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.7% in Vinita — 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 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($774 loan paydown + $11k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $112k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 0.98% ✗
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $74,266
• Equity at exit: $100,898

10-year hold

• IRR: 26.1%
• Equity multiple: 7.64×
• Total profit: $208,119
• Equity at exit: $217,591

Cash invested: $31,360 (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 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $209

Break-even live

Break-even rent $835

Max offer price $112,000

Occupancy floor 76%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S 5th St Vinita, OK	2.0	1.0	970	$1,100	$1.13	2d	1	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $112,000 Active 118 DOM
2. 2026-06-17
   days on market $112,000 Active 117 DOM
3. 2026-06-16
   days on market $112,000 Active 116 DOM
4. 2026-06-15
   days on market $112,000 Active 115 DOM
5. 2026-06-13
   days on market $112,000 Active 113 DOM
6. 2026-06-12
   days on market $112,000 Active 112 DOM
7. 2026-06-09
   days on market $112,000 Active 109 DOM
8. 2026-06-08
   days on market $112,000 Active 108 DOM
9. 2026-06-08
   days on market $112,000 Active 107 DOM
10. 2026-06-07
    pricedays on market $112,000 Active 106 DOM
11. 2026-06-04
    days on market $115,000 Active 103 DOM
12. 2026-06-02
    days on market $115,000 Active 102 DOM
13. 2026-06-01
    days on market $115,000 Active 101 DOM
14. 2026-05-31
    days on market $115,000 Active 100 DOM
15. 2026-04-22
    price $115,000
16. 2026-02-19
    listed $120,000 Active
17. 2025-11-18
    historical
18. 2025-09-25
    price $115,500
19. 2025-09-13
    listed $118,500 Active
20. 2023-03-31
    soldstatus $37,000 Closed 319-char remark

    Show marketing remark (319 chars)

    So much potential here with this 3 bed 2 bath home. Large kitchen with all appliances including a washer and dryer. Large primary bedroom with a garden tub and separate shower plus a walk-in closet. Detached garage plus carport. This home is being sold ''as is'' and does need a new roof and flooring. Cash offers only.

21. 2023-02-12
    status Pending 319-char remark

    Show marketing remark (319 chars)

    So much potential here with this 3 bed 2 bath home. Large kitchen with all appliances including a washer and dryer. Large primary bedroom with a garden tub and separate shower plus a walk-in closet. Detached garage plus carport. This home is being sold ''as is'' and does need a new roof and flooring. Cash offers only.

22. 2022-12-27
    listed $45,000 Active 319-char remark

    Show marketing remark (319 chars)

    So much potential here with this 3 bed 2 bath home. Large kitchen with all appliances including a washer and dryer. Large primary bedroom with a garden tub and separate shower plus a walk-in closet. Detached garage plus carport. This home is being sold ''as is'' and does need a new roof and flooring. Cash offers only.

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$698/yr (+$58/mo · 225.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$6,274
• − Property taxes: −$310
• − Insurance: −$560
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,258
• Taxable income: $686
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $2,345/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: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• 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

+155.6% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $115,000 MLS Technology, Inc.
• 2026-02-19 Listed $120,000 MLS Technology, Inc.
• 2025-11-18 Listing Removed — MLS Technology, Inc.
• 2025-09-25 Price Changed $115,500 MLS Technology, Inc.
• 2025-09-13 Listed $118,500 MLS Technology, Inc.
• 2023-03-31 Sold (MLS) $37,000 MLS Technology, Inc.
• 2023-02-12 Pending — MLS Technology, Inc.
• 2022-12-27 Listed $45,000 MLS Technology, Inc.

Property tax history

-0.8%/yr

Latest (2025): $310 · +4.7% YoY. Source: county tax records.