1524 Cindy St · Mangum, OK 73554

$130,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 99 Days on market

Built 1977 0.25 ac lot Est $127k · at est.

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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 +19.0/30.0
• ARV discount +6.4/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Great Location!! Check out this 2-story house in a very desirable neighborhood. This well built home was built using 10" boards. This rare engineering style makes for a durable foundation which helps prevents premature settling and aids in reducing the utility costs. This has been proven true with low utility bills. This spacious home has almost 1,800 square feet and has 4 bedrooms and 2 bathrooms. Two of the bedrooms are downstairs and two are upstairs. The living room opens to the dining room and kitchen. The kitchen features a working island, lots of cabinets, dishwasher, electric oven/stove, and microwave. Upstairs features 2 large bedrooms and a full bathroom. The backyard is large and has a privacy fence on two sides and chain link on the back fence. There are no neighbors behind this house. Inside laundry room. CH&A. In-ground storm shelter. 2-car garage. This is a very nice home with great curb appeal. Call for a private showing today.

Key facts

• New garbage disposal
• Natural gas line
• New refrigerator

Tags

• NATURAL GAS LINE
• NEW GAS STOVE
• NEW REFRIGERATOR
• NEW KITCHEN SINK
• NEW GARBAGE DISPOSAL
• NEW BACKSPLASH

Property features AI

Finance

• Other: Below-ground storm shelter
• Financial info: Listing accepts cash and conventional financing; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer details not provided; Power details not provided
• Home design: Single family residence; Residential property; Two levels; Located in Rancheria Estate; Existing structure; Homestead exempt
• Construction: Brick construction; Composition roof; Built on slab foundation
• Exterior features: Covered patio; Outdoor kitchen; Rain gutters; Interior lot

Interior

• Kitchen: Free-standing gas range; Refrigerator; Disposal; Outdoor kitchen
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Disposal; Refrigerator; Water heater; No fireplace
• Laundry & utility: Washer and dryer included; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $136 ($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 $119k (8.3% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#144 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Mangum (town): math 27% / reading 28% proficiency, ranked #89 of 270 in OK (top 33%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edison Es (math 47% / reading 32%, grade F, #107 of 845 statewide, top 14%, 239 students, 0% FRL); Mangum Hs (math 15% / reading 24%, grade F, #274 of 447 statewide, top 66%, 175 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $899 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greer County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 N Pennsylvania Ave	0.29mi	4/2.0 (+1)	1,506 (-0%)	8mo	$177,000	$118	74
1801 N Louis Tittle Ave	0.22mi	3/1.0	1,380 (-9%)	2mo	$116,000	$84	69
1002 N Pennsylvania Ave	0.48mi	3/1.0	1,522 (+1%)	6mo	$35,000	$23	68
214 E Van Buren St	0.62mi	2/2.0 (-1)	1,428 (-6%)	7mo	$108,000	$76	51
1906 N Pennsylvania Ave	0.30mi	2/1.0 (-1)	1,320 (-13%)	7mo	$87,000	$66	50
1904 N Oregon Ave	0.26mi	3/2.0	1,733 (+15%)	20mo	$164,000	$95	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.74×
• Total profit: $-9,466
• Equity at exit: $22,557

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $5,344
• Equity at exit: $16,768

Cash invested: $36,400 (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 73554

• Home prices YoY: -2.7%
• Active inventory: 45
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $136

Break-even live

Break-even rent $1,020

Max offer price $130,000

Occupancy floor 84%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $130,000 Active 99 DOM
2. 2026-06-17
   days on market $130,000 Active 98 DOM
3. 2026-06-16
   days on market $130,000 Active 97 DOM
4. 2026-06-15
   days on market $130,000 Active 96 DOM
5. 2026-06-13
   days on market $130,000 Active 94 DOM
6. 2026-06-12
   days on market $130,000 Active 93 DOM
7. 2026-06-09
   days on market $130,000 Active 90 DOM
8. 2026-06-08
   days on market $130,000 Active 89 DOM
9. 2026-06-08
   days on market $130,000 Active 88 DOM
10. 2026-06-07
    days on market $130,000 Active 87 DOM
11. 2026-06-04
    days on market $130,000 Active 84 DOM
12. 2026-06-02
    days on market $130,000 Active 83 DOM
13. 2026-06-01
    days on market $130,000 Active 82 DOM
14. 2026-05-31
    days on market $130,000 Active 81 DOM
15. 2026-05-12
    price $130,000
16. 2026-04-09
    price $150,000
17. 2026-03-11
    listed $170,000 Active
18. 2022-11-01
    soldstatus $125,000
19. 2022-11-01
    soldstatus $125,000
20. 2022-10-27
    soldstatus $125,000 Closed 966-char remark

    Show marketing remark (966 chars)

    Great Location!! Check out this 2-story house in a very desirable neighborhood. This well built home was built using 10" boards. This rare engineering style makes for a durable foundation which helps prevents premature settling and aids in reducing the utility costs. This has been proven true with low utility bills. This spacious home has almost 1,800 square feet and has 4 bedrooms and 2 bathrooms. Two of the bedrooms are downstairs and two are upstairs. The living room opens to the dining room and kitchen. The kitchen features a working island, lots of cabinets, dishwasher, electric oven/stove, and microwave. Upstairs features 2 large bedrooms and a full bathroom. The backyard is large and has a privacy fence on two sides and chain link on the back fence. There are no neighbors behind this house. Inside laundry room. CH&A. In-ground storm shelter. 2-car garage. This is a very nice home with great curb appeal. Call for a private showing today.

21. 2022-09-20
    status Pending 966-char remark

    Show marketing remark (966 chars)

    Great Location!! Check out this 2-story house in a very desirable neighborhood. This well built home was built using 10" boards. This rare engineering style makes for a durable foundation which helps prevents premature settling and aids in reducing the utility costs. This has been proven true with low utility bills. This spacious home has almost 1,800 square feet and has 4 bedrooms and 2 bathrooms. Two of the bedrooms are downstairs and two are upstairs. The living room opens to the dining room and kitchen. The kitchen features a working island, lots of cabinets, dishwasher, electric oven/stove, and microwave. Upstairs features 2 large bedrooms and a full bathroom. The backyard is large and has a privacy fence on two sides and chain link on the back fence. There are no neighbors behind this house. Inside laundry room. CH&A. In-ground storm shelter. 2-car garage. This is a very nice home with great curb appeal. Call for a private showing today.

22. 2022-09-16
    status Pending 966-char remark

    Show marketing remark (966 chars)

    Great Location!! Check out this 2-story house in a very desirable neighborhood. This well built home was built using 10" boards. This rare engineering style makes for a durable foundation which helps prevents premature settling and aids in reducing the utility costs. This has been proven true with low utility bills. This spacious home has almost 1,800 square feet and has 4 bedrooms and 2 bathrooms. Two of the bedrooms are downstairs and two are upstairs. The living room opens to the dining room and kitchen. The kitchen features a working island, lots of cabinets, dishwasher, electric oven/stove, and microwave. Upstairs features 2 large bedrooms and a full bathroom. The backyard is large and has a privacy fence on two sides and chain link on the back fence. There are no neighbors behind this house. Inside laundry room. CH&A. In-ground storm shelter. 2-car garage. This is a very nice home with great curb appeal. Call for a private showing today.

23. 2022-09-09
    listed $125,000 Active 966-char remark

    Show marketing remark (966 chars)

    Great Location!! Check out this 2-story house in a very desirable neighborhood. This well built home was built using 10" boards. This rare engineering style makes for a durable foundation which helps prevents premature settling and aids in reducing the utility costs. This has been proven true with low utility bills. This spacious home has almost 1,800 square feet and has 4 bedrooms and 2 bathrooms. Two of the bedrooms are downstairs and two are upstairs. The living room opens to the dining room and kitchen. The kitchen features a working island, lots of cabinets, dishwasher, electric oven/stove, and microwave. Upstairs features 2 large bedrooms and a full bathroom. The backyard is large and has a privacy fence on two sides and chain link on the back fence. There are no neighbors behind this house. Inside laundry room. CH&A. In-ground storm shelter. 2-car garage. This is a very nice home with great curb appeal. Call for a private showing today.

24. 2018-06-22
    soldstatus $90,000
25. 2017-11-27
    soldstatus $50,000 363-char remark

    Show marketing remark (363 chars)

    Nice, brick one and a half story home. Upstairs features two bedrooms and a bathroom. Downstairs features two bedrooms, bathroom, kitchen, dining, utility room and two car attached garage. Privacy fenced back yard with cellar and storage building. Great house for buyer who wants to do new paint and flooring throughout! Seller will consider an allowance to help.

26. 2017-11-21
    soldstatus $50,000
27. 2017-09-07
    listed $69,900 363-char remark

    Show marketing remark (363 chars)

    Nice, brick one and a half story home. Upstairs features two bedrooms and a bathroom. Downstairs features two bedrooms, bathroom, kitchen, dining, utility room and two car attached garage. Privacy fenced back yard with cellar and storage building. Great house for buyer who wants to do new paint and flooring throughout! Seller will consider an allowance to help.

28. 2017-08-31
    historical
29. 2016-12-07
    listed $74,000

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$332/yr (+$28/mo · 39.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,303
• − Mortgage interest: −$7,282
• − Property taxes: −$838
• − Insurance: −$650
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,782
• Taxable loss: −$537
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,760/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: Mangum
• NCES district ID: 4018780
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,568
• Composite: 22.85/100
• National rank: #8012
• State rank: #89 of 270 in OK

Livability — Mangum

• Score: 65/100
• State rank: #144
• US rank: #13248

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mangum, OK
• Population (ZIP): 3,361

Population outlook (Greer County) Hauer SSP2

• Today (2025): 5,904 people
• By 2030: 5,869 · -0.6%
• By 2040: 5,790 · -1.9%
• By 2050: 5,712 · -3.3%
• By 2075: 5,196 · -12.0%
• By 2100: 4,326 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 8% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Serbian 2% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Greer

• 2024 margin: Solid R (+65.7) · D 16.6% · R 82.3% · Other 1.1%
• 2008→2024 swing: -19.3pp toward R · 2008: -46.5pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+64.7 2016: R+61.1 2012: R+46.7 2008: R+46.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 88.9252
• 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

+75.7% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $130,000 MLSOK
• 2026-04-09 Price Changed $150,000 MLSOK
• 2026-03-11 Listed $170,000 MLSOK
• 2022-11-01 Sold (Public Records) $125,000 Public Records
• 2022-11-01 Sold (Public Records) $125,000 Public Records
• 2022-10-27 Sold (MLS) $125,000 MLSOK
• 2022-09-20 Pending — MLSOK
• 2022-09-16 Pending — MLSOK
• 2022-09-09 Listed $125,000 MLSOK
• 2018-06-22 Sold (Public Records) $90,000 Public Records
• 2017-11-27 Sold (MLS) $50,000 MLSOK
• 2017-11-21 Sold (Public Records) $50,000 Public Records
• 2017-09-07 Listed $69,900 MLSOK
• 2017-08-31 Listing Removed — MLSOK
• 2016-12-07 Listed $74,000 MLSOK

Property tax history

+3.3%/yr

Latest (2025): $838 · -8.9% YoY. Source: county tax records.